City of Inglewood General Plan Housing Element 2013-2021
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City of Inglewood General Plan Housing Element 2013-2021
Adopted January 28, 2014
Prepared by The City of Inglewood Planning Division One Manchester Boulevard Inglewood, CA 90301
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Acknowledgments
City Council James T. Butts, Jr., Mayor George Dotson, District 1 Councilmember Alex Padilla, District 2 Councilmember Eloy Morales, Jr., District 3 Councilmember Ralph Franklin, District 4 Councilmember
Planning Commission Larry Springs, Chairperson Darius Leevy, Commissioner David Rice, Commissioner Aide Trejo, Commissioner Terry Coleman, Commissioner
City Manager Artie Fields, City Manager
Planning Division Linda F. Tatum, AICP, Acting Economic and Community Development Director Mindy Wilcox, AICP, Senior Planner Christopher E. Jackson, Sr., Senior Planner Eddy Ikemefuna, Planner II Laura Zingg, Planner Arturo Salazar, Assistant Planner Marlene Sanchez, Planning Intern Christian Brown, Planning Intern Abdurahman Lachgar, Planning Intern Evangeline Lane, Acting Administrative Assistant Stephanie Latkins, Administrative Intern
City Departments and Divisions Special thanks to the following City Departments and Divisions for participating in the process and contributing their knowledgeable input:
Building & Safety Division Inglewood Police Department Code Enforcement Division Public Works Department Community Development Block Grant Residential Sound Insulation Department Housing Division Successor Agency
Inglewood Community Agencies and Organizations Special thanks to the following organizations for participating in the process and contributing their knowledgeable input:
Abode Housing Corporation Chandler Partners People Assisting the Homeless Inglewood Unified School District Thomas Safran & Associates
Inglewood Community Members Special thanks to the following individuals for participating in the process and contributing their knowledgeable input:
Ali Anderson Alton Harris Redd Anderson Ayana Harrison Glen Arajawa Ruth Hayler Rachel P. Avalos Junior Johnson Fidel Baltazar J. Joyer Malcolm Bennett Salomie Malone Patricia Y. Buckner Mario Munoz Cheryl Carter Barbara Okonkwo Dick Cavalier Richelle Robinson Deborah Davis James Sarpy Leona Davis Aldenie Sligh Shiralyn Ellerbe Maxine Toler Dolores Flores Luis Whitaker Eridia Flores Donna L. Williams Jose Flores Janice Wilson Linda Guillan
Table of Contents
1| INTRODUCTION Purpose of the Housing Element 1-1 Housing Element Organization 1-3 Public Participation 1-3 Data Sources 1-5 Relationship to Other General Plan Elements 1-5 Adoption and Certification 1-7
2| HOUSING NEEDS Population Trends 2-1 Population Age Population Race/Ethnicity Population Trend Conclusions Employment Trends 2-4 Employment Conclusions Households 2-7 Household Income Household Conclusions Overpayment Overcrowding Extremely Low-Income Housing Needs Special Housing Needs 2-12 Seniors Persons with Disabilities Female-Headed Households with Children Large Households Farm Workers Homelessness Alcohol/Other Drug Abuse Persons with HIV/AIDS Single Room Occupancy Regional Housing Needs Assessment 2-28 Housing Inventory 2-29 Occupancy Characteristics Age of Housing Condition of Housing Housing Costs and Affordability
3| HOUSING GOALS AND OBJECTIVES 3-1 Introduction 3-1 Goals and Objectives 3-1 Review of 2008-2014 Housing Element Performance 3-11 Inglewood Housing Element 2013-2021 i
4| POTENTIAL HOUSING CONSTRAINTS 4-1 Introduction 4-1 Potential Nongovernment Constraints 4-1 Land Availability Development Financing Land and Construction Costs Aircraft Noise Seismic and Geological Hazards Schools Water Potential Government Constraints 4-8 Planning and Building Regulations Entitlement and Permit Processes Entitlement and Permit Fees Incentives to Encourage Housing Development 4-23 Planning Incentives and Regulations Code Enforcement/Beautification Process and Fees Residential Sound Insulation Infrastructure
5| AT-RISK HOUSING 5-1 Affordable Housing Developments in Inglewood 5-1 Analysis of Conversion Potential to Market Rate 5-2 Conclusion Cost Analysis of Preserving At-Risk Units 5-10 Resources for Preservation 5-12
6| HOUSING RESOURCES 6-1 Introduction 6-1 Land Inventory 6-1
7| APPENDICES Appendix A: Glossary of Terms Appendix B: Available Financing Resources Appendix C: Building Division Fee Schedules Appendix D: Data Sources Appendix E: Distribution List Appendix F: Hollywood Park Parcel Specific Analysis Appendix G: Small Vacant or Small Underutilized Sites Appendix H: City Council Resolution and HCD Certification Appendix I: Graphical Analysis of Available Sites
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1| INTRODUCTION
PURPOSE OF THE HOUSING ELEMENT This Housing Element presents a framework upon which the City can implement a comprehensive housing program from 2013 to 2021 to provide its residents with decent and affordable housing. The program establishes policies to create or preserve quality residential neighborhoods. This Element identifies current and future housing needs and establishes policies and programs to mitigate or correct housing deficiencies. The program presented in this Element is not intended to be inflexible or exhaustive, but rather, it represents the City's intent to maintain a viable housing program that can address changing community needs. The program will be continually evaluated to determine its relevance and potential for meeting the City’s current and future housing needs.
The Housing Element is presented in six (6) sections. The first chapter discusses the housing element in general and the process used to develop the plan. Chapter two assesses the housing need in the City by analyzing population and housing characteristics of the City. Chapter three identifies the City’s housing goals and objectives for the 2013-2021 Housing Element period and evaluates the City’s performance during the 2008-2014 Housing Element period. Chapter four analyzes potential constraints towards providing housing in the City. Chapter five evaluates the potential for existing affordable housing in the City to convert to market rate. Chapter six evaluates housing resources in the City, including available land resources.
The Appendices include a list of the data Figure 1- 1: US Veteran Transitional Housing (725 S. Hindry) sources used for preparation of the Housing Element, a list of individuals and organizations to which the Draft Housing Element was provided for review and comment, and various other materials referenced in the document.
Housing element law, enacted in 1969, mandates that local governments plan to meet the existing and future housing needs of all economic segments of the community. Specifically, counties and cities must prepare and implement housing elements that, along with federal and Inglewood Housing Element 2013-2021 1-1
1| Introduction state programs, will assist in achieving the creation of decent and suitable housing for its residents.
The law recognizes that local governments are the entity most capable of determining the efforts necessary to attain state housing goals and provide for the needs of its residents. In carrying out this responsibility, local government has the responsibility to consider economic, environmental, and fiscal factors; community goals set forth in the general plan; and to coordinate, as appropriate, with other local governments, housing proponents, and the state to address regional housing needs. Housing policy in the state rests largely upon the effective implementation of local general plans and, in particular, local housing elements.
The California Legislature has found that the subject of housing is of vital statewide importance and that the attainment of a decent home and a satisfying environment for every Californian is a priority of the highest order. Section 65302(c) of the Government Code of the State of California states that a General Plan must include:
A housing element, to be developed pursuant to regulations established under Section 65580 of the Government Code, consisting of standards and plans for the improvement of housing and for provision of adequate sites of housing. This element of the Plan shall make adequate provision for the housing needs of all economic segments of the community.
The Housing Element provides information on population and housing conditions so that informed decisions can be made to address the current and future housing needs of the City.
As a housing strategy document, the Housing Element is intended to provide both residents and elected officials with an understanding of the City’s housing needs and to set forth policies and programs to attain defined objectives. The Housing Element serves not only as an expression of Inglewood's Figure 1- 2: Regent Square Development, Completed 2013 commitment to act, but also to provide guidance and direction to the City’s decision-makers in all matters related to housing. In addition to providing decent housing in a satisfactory environment, providing housing for all income levels is a goal that requires the shared commitment of federal, state and local governments for attainment. This Housing Element defines the City’s role in this commitment.
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1| Introduction
HOUSING ELEMENT ORGANIZATION The Housing Element includes the following chapters:
Introduction (Chapter 1): Discusses the purpose and statutory requirements of the Housing Element and describes the public participation process.
Housing Needs (Chapter 2): Discusses population and employment trends, household statistics, housing inventory, and the affordability of housing in the City. This chapter also addresses special housing needs groups including seniors, persons with disabilities, and the homeless.
Housing Goals and Objectives (Chapter 3): Lists the goals and objectives for the 2013-2021 housing program. Each goal and objective is designed to preserve existing housing within the City, upgrade housing that is in need of repair, and encourage the development of new housing.
Potential Housing Constraints (Chapter 4): Addresses potential governmental and non- governmental factors that may constrain the development, maintenance, or upgrade of housing units.
At-Risk Housing (Chapter 5): Analyzes the potential to convert specific at-risk housing units to market rate. This chapter also provides several different options for conversion, a cost analysis of preserving these units, and resources for preservation.
Housing Resources (Chapter 6): Analyzes various resources available for developing housing in the City. This includes financial and administrative resources and the availability of land.
PUBLIC PARTICIPATION The City encourages the participation of individuals and stakeholders in the development of the Housing Element. Two public workshops were held in April 2013, prior to the public hearings, in order to gain valuable community input on the Housing Element.
The workshops were publicized in a variety of ways in both English and Spanish:
. Mayoral announcement at City Council meeting . Distribution to constituents by City Council members . Water bill insert . Workshop notice posted online . Workshop notices posted and made available in City Hall
Figure 1- 3: Community Workshop (Inglewood, 4/2013) Inglewood Housing Element 2013-2021 1-3
1| Introduction
At the community workshops, attendees provided input on specific housing needs in the City as well as the Housing Element goals. A total of thirty-three (33) people attended the community workshops. The following needs and goals were identified for consideration:
UNMET HOUSING NEEDS . Housing units for all income levels . Grants for home maintenance . Insure there is a mixture of income categories per project . Keep senior grants for home maintenance . Ensure all structures in the aircraft flight path have sound insulation completed . Osage Senior Villa Housing Upgrade/Osage + Arbor Vitae off Prairie not “senior ready" . Rent Control Needed Figure 1- 4: Community Workshop (Inglewood, 4/2013) . Rehab/Upgrade/Painting . Larger units to accommodate handicapped individuals . More affordable units for all income categories (EL, VL, Low) . Neighborhood Watch
OTHER NEEDS . Traffic calming in residential neighborhoods . Consideration of traffic when developing new housing . Transportation support for single residents (security) . Provide health care . Special needs: People who live alone, etc./transportation options for attending meetings . Street repairs
NEW HOUSING GOALS AND OBJECTIVES . Mix income units, no concentration of 100 percent (%) affordable in any one area of the City or development site . Maintain all housing stock (non-CDBG areas) . New housing opportunities on commercial corridor
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In February 2013, the Planning Division also held a meeting for affordable housing stakeholders including developers, advocates, and housing service providers. Invitations to this meeting were made by phone and email. The affordable housing stakeholders provided focused input on incentives to encourage affordable housing. Representatives from the following agencies attended this meeting or provided input:
. Chandler Partners . Thomas Safran and Associates . PATH Ventures . Inglewood Community Development Block Grant Division . Inglewood Housing Division
The following additional opportunities for community and agency input on the Housing Element were facilitated:
. Public hearings by the Planning Commission on September 4, 2013 and December 4, 2013 as well as public hearings by the City Council on October 22, 2013 and January 28, 2014. . Input during the development of the draft and then review of the draft by City Departments including Housing, Community Development Block Grant, Residential Sound Insulation, and Building Division.
Copies of the draft document were made available on the City’s website, at the Planning counter, and at Inglewood Public Libraries prior to public hearings.
DATA SOURCES The primary sources of data and information that were used in the preparation of this Housing Element are the 2010 U.S. Census, California Department of Finance, Southern California Association of Governments, City Departments, and a variety of other sources listed in the Appendices.
RELATIONSHIP TO OTHER GENERAL PLAN ELEMENTS The Inglewood General Plan is intended to provide comprehensive guidance for the long-term growth and physical development of the City. It consists of the following seven (7) elements: 1) Land Use, 2) Housing, 3) Circulation, 4) Open Space, 5) Noise, 6) Conservation, and 7) Safety. It is the State Legislature's intent that the General Plan elements be consistent with one another. In this section, the relationship of this Housing Element with the other six elements is discussed.
The Land Use Element presents a long-range plan for the maintenance of existing land uses and establishment of future uses of land within the City. The Land Use Element has been effective
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1| Introduction in maintaining and creating areas designated for decent and affordable housing and for converting areas unsuitable for residential use to alternative land uses. The current Land Use Element designates approximately sixty percent of Inglewood's land area for residential use. Furthermore, within this designation, about fifty-seven percent is multiple-unit residential while only about forty-three percent is restricted to single-family dwellings. In future updates of the land use element, the City will continue its present direction of promoting the proper use of land that, among other goals, will enable the City to maintain and develop its housing stock. The Land Use Element and the Housing Element are closely related and compatible.
The purpose of the Circulation Element is to identify the primary streets and highways through the City so as to coordinate their improvement with land use development decisions. The establishment of primary circulation routes assures efficient and safe access to all residential neighborhoods while eliminating the need for large volumes of traffic to use local residential streets. This provides for the maintenance of safe and quiet residential environments. Therefore, the goals of the Circulation Element are consistent with the policies of the Housing Element.
The Open Space Element provides a long-range plan for the preservation and management of existing open space within the City. This is important since virtually all of the land in Inglewood has already been developed while the few unused parcels are scattered throughout the City. The City's enforcement of zoning and development standards, utilization of existing federal and state legislation, the implementation of redevelopment project plans, and other such actions are intended to preserve the City's existing open space and parks, and to identify areas in need of additional park land. The Open Space Element is consistent with the Housing Element because it works to achieve a desirable balance of open space with residential neighborhoods in terms of size, location and type of facilities.
The Noise Element identifies major sources of noise, assesses their levels and effects, and recommends programs that can minimize their impact on the community. The City's enforcement of the Uniform Building Code, encouragement of reasonable residential development patterns through planning and zoning, and participation with the Los Angeles World Airport in aircraft noise mitigation efforts are actions that work to alleviate identified noise hazards that could jeopardize the health and welfare of its residents. Therefore, the Noise Element is consistent with the Housing Element in aiming to provide quality residential environments.
The Conservation Element provides an overall City policy for the use of natural and cultural resources. The policy serves as a guide for City decisions that may have significant impact on the environment. There are no housing policies or programs that will adversely impact the City's conservation efforts. Therefore, there is no incompatibility between the Housing Element and Conservation Element.
The Safety Element defines programs or procedures to minimize both risks and impacts from potential major hazards to life and property within the City. Although Inglewood does not face 1-6 Inglewood Housing Element 2013-2021
1| Introduction certain hazards that may be common in other areas of California, such as forest fires, floods, or landslides, it clearly shares the potential threats from major earthquakes, aircraft accidents, and structure fires. The risks resulting from these hazards on housing are minimized through the City's enforcement of the Uniform Building Code, compliance with State Legislation (e.g. Alquist‐Priolo Act, which identifies areas of seismic hazard), participation in public safety studies, and other such actions. The City's public safety policies and programs work towards reducing the presence or impact of hazards in residential neighborhoods.
Government Code Section 65302 requires the Safety Element to address hazards associated with flooding and any indirect impacts on housing to be considered in updates to the Housing Element, subsequent to January 1, 2009. The current Safety Element discusses risks associated with flooding in Inglewood and has determined that there is minimal risk within the City. Based on a review of floodplain hazard maps (updated November 2009) available from the Department of Water Resources, there are no floodplains or flood hazard areas within the City. Therefore, there is no housing at risk of damage or destruction as a result of flooding.
ADOPTION AND CERTIFICATION The 2013‐2021 Housing Element was adopted by the Inglewood City Council on January 28, 2014 pursuant to Resolution 14‐ 02 and certified by the California Department of Housing and Community Development pursuant to correspondence dated May 20, 2014 (Appendix H).
Figure 1‐ 5: Inglewood City Hall (4/2012)
Inglewood Housing Element 2013‐2021 1‐7
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2| HOUSING NEEDS
POPULATION TRENDS The development of Inglewood began in 1887 when the Centinela-Inglewood Land Company was formed to promote land sales for the new town of Inglewood a few miles southwest of Los Angeles. Land sales promotions were successful and the town grew to a population of approximately 1,200 in 1908 when the City of Inglewood was incorporated.
The first Census figures in 1910 showed a population of 1,536 residents. From 1920 to 1925, Inglewood was the fastest growing city in the United States, which is reflected in its growth rate of 493 percent as the population rose to 19,480 by 1930. Between 1930 and 1940, the total population continued to grow to 19,999. The intense rate of growth fell off during the early 1940's, partially as a result of approaching land use saturation within the original town although, by 1950, Inglewood's population was 30,114 due to both post-war construction and annexations.
The growth of neighboring Los Angeles International Airport, coupled with the growth of related air industries, helped increase the 1960 population of Inglewood to 63,390 residents. In 1970, the population was 89,896, a growth rate of 42 percent for the decade, but this growth was attributable mostly to annexations. Population growth substantially slowed during the next decade as the 1980 Census showed a population of 94,245 or an average annual increase of only approximately one-half percent (0.5%). However, the 1990 Census showed a population of 109,602, an increase of sixteen percent. In 2000, the population had increased to 112,580 but in 2010, the population had decreased back to 1990 levels with 109,673 as a result of the economic downturn and job loss that took place throughout the United States, and California in particular, during the late 2000s.
Table 2-1: Population Growth in Inglewood (1910-2010) Population Percent Average Annual Year Population Increase Change Growth Rate (%) 1910 1,536 -- -- 1920 3,286 1,750 114% 11.4 1930 19,480 16,194 493% 49.3 1940 30,114 10,634 55% 5.5 1950 46,185 16,071 53% 5.3 1960 63,390 17,205 37% 3.7 1970 89,985 26,595 42% 4.2 1980 94,162 4,177 5% 0.5 1990 109,602 15,440 16% 1.6 2000 112,580 2,978 3% 0.3 2010 109,673 -2,907 -3% -0.3 Source: US Census Inglewood Housing Element 2013-2021 2-1
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As a community that has been in existence for over 100 years, Inglewood has been fully developed and it is surrounded by other fully developed jurisdictions. Therefore, future population growth is dependent upon infill development of higher density units on either existing vacant or underutilized lots; increases in the size of the average household; or development of mixed use development around transit and business centers.
Compared to surrounding communities (Table 2-2), Inglewood’s population has remained unchanged over the past twenty (20) years. This growth pattern is most similar to Culver City which has experienced only a slight increase since 1990. This growth pattern is likely the effect of the built out nature of Inglewood combined with a gradually declining household size.
Table 2-2: Population in Inglewood Compared to Surrounding Communities (1990-2010) 1990 2000 2010 Jurisdiction Number Number % Change Number % Change
Inglewood 109,602 112,580 0.3 109,673 -0.3 Hawthorne 71,349 84,112 17.9 84,293 0.2 Culver City 38,793 38,816 0.06 38,883 0.2 Torrance 133,107 137,946 3.6 145,438 5.4 Los Angeles City 3,485,398 3,694,820 6.0 3,792,621 2.7 LA County 8,863,164 9,519,338 7.4 9,818,605 3.1 Source: US Census
Population Age The median age of City residents decreased substantially, 4.7 years, from 1970 to 1980 but since then it has been gradually increasing. However, the median age from 2000 to 2010 substantially increased by 3.8 years as seen in Table 2-3 below.
Table 2-3: Median Population Age in Inglewood (1970-2010) Year Age (years) Change (years) 1970 32.6 -- 1980 27.9 -4.7 1990 28.6 +0.7 2000 29.6 +1.0 2010 33.4 +3.8 Source: US Census
The median age in California is 35.2 years and in the United States it is 37.2 years, making Inglewood a comparatively younger community. The younger median age in Inglewood may be the result of a higher rate of young families with children. In Inglewood, 42.1 percent (42.1%) of households have children under eighteen (18) years of age as compared to California where 34.5 percent (34.5%) of households have children under eighteen (18) years of age.
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Despite the lower median age in the City, the percent of the population under the age of 15 decreased from 2000 to 2010 as indicated in Table 2-4 below.
Table 2-4: Population by Age in Inglewood (2000-2010) 2000 2010 Numeric Percent Age Group No. % of total No. % of total Change Change (%) (years)
0-4 10,257 9.1 8,044 7.3 -2,213 -21.6 5-14 21,030 18.7 15,959 14.6 -5,071 -24.1 15-24 16,655 14.8 17,143 15.6 +488 2.9 25-34 18,424 16.4 16,161 14.7 -2,263 -12.3 35-44 17,456 15.5 15,489 14.1 -1,967 -11.3 45-54 12,982 11.5 15,475 14.1 +2,493 19.2 55-64 7,798 6.9 11,146 10.2 +3,348 42.9 65-74 4,591 4.1 6,188 5.6 +1,597 34.8 74+ 3,387 3.0 4,068 3.7 +681 20.1 Total 112,580 100 109,673 100 Source: U.S. Census
The percent of the population that is age sixty-five (65) and older declined from 1970 to 1990. Since 1990, this percentage has been increasing as seen in Table 2-5 below.
Table 2-5: Percent Population over Age 65 in Inglewood Year Percent Population over age 65 (%) 1970 11.7 1980 8.3 1990 6.8 2000 7.1 2010 9.3 Source: U.S. Census
While the percentage of the City’s population over sixty-five (65) years has increased over the past two decades, this share of the population is lower than the percentage found statewide. In California, 11.4 percent (11.4%) of the population is over sixty-five (65) years of age, according to the 2010 US Census.
Population Race/Ethnicity From 1900 to 2010, the ethnic composition of the City has changed significantly. Inglewood was an almost exclusively White (non-Hispanic) community until the mid-1960's. The first significant minority population to begin residing in Inglewood was African-American. Beginning in the 1980s and continuing to the present, Inglewood has experienced a substantial increase in Inglewood Housing Element 2013-2021 2-3
2| Housing Needs its Hispanic population. Based on the 2010 US Census, fifty-one percent (51%) of the City population is Hispanic of any race, forty-three percent (43%) is African-American, and limited numbers of White, Asian, Other, and individuals of two or more races. Based on data from the US Census, from 2000 to 2010, the Hispanic population has been the fastest growing ethnic group in Inglewood, Los Angeles County, and the United States. During this time period, over fifty percent (50%) of the U.S. population growth was due to an increase in the Hispanic population.
Table 2- 6: Ethnic Group Population Sizes in Inglewood (2000-2010) 2000 2010 Race Numeric Change Number % Number % African American 53,060 47 47,029 43 -6,031 Hispanic of any race 51,829 46 55,449 51 3,620 White 4,628 4 3,165 3 -1,463 Asian 1,280 1 1,374 1 94 Other 1,783 2 345 0 -1,438 Two or more races n/a n/a 1,768 2 -- Total 112,580 100 109,673 2,907
Population Trend Conclusions Based on this analysis of basic population data, there is a growing senior population in the City. This may result in an increased demand for senior housing or modifications to existing housing to allow seniors to age in place.
EMPLOYMENT TRENDS Employment has a substantial impact on housing needs. Individuals with higher paying jobs have more housing options and those with lower paying jobs typically have fewer housing options. The diversity of businesses and industries in Inglewood and around the neighboring Los Angeles International Airport will contribute to the continued availability of accessible jobs in the future. Despite its favorable location, in terms of employment opportunities, the City of Inglewood has an unemployment rate exceeding that of Los Angeles County and California. According to the California Employment Development Department (EDD), Inglewood’s unemployment rate was 12.8 percent (12.8%) in 2012, up from 5.8 percent in 2000. Inglewood’s 2012 unemployment rate was higher than the County’s, 10.2 percent (10.2%), and the State’s, 9.8 percent (9.8%)1. The higher unemployment rate may be related to the lower percentage of residents in Inglewood with bachelor degrees or higher (17.5%) as compared to Los Angeles County (29.2%)2. Additionally, Inglewood has a slightly lower percentage of residents with a high school diploma (71.4%) as compared to Los Angeles County (76.1%).
1 California Employment Development Department (2012) 2 www.census.gov 2-4 Inglewood Housing Element 2013-2021
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Table 2- 7: Inglewood Residents’ Industry of Employment (2007-2011) % of total % Change Industry 2000 ‘07-‘11 (’07-’11) (’00-’11) Agriculture, forestry, fishing/hunting, mining 111 220 0.5 98.2 Construction 1,762 2,345 4.9 33.1 Manufacturing 4,446 4,205 8.8 -5.4 Wholesale and Retail Trade 5,255 5,776 12 9.9 Transportation and warehousing, utilities 4,690 4,408 9.2 -6.0 Information 1,532 1,383 2.9 -9.7 Finance and insurance, real estate 2,462 2,834 5.9 15.1 Professional, scientific, management, administrative, 4,826 5,804 12.1 20.3 waste management Education, health care, social services 8,473 10,068 21.0 18.8 Arts, entertainment, recreation, accommodation, 3,975 5,286 11.0 33.0 food services Other services 2,648 3,294 6.9 24.4 Public administration 2,195 2,440 5.1 11.2 Total 48,063 100 -- Source: US Census (2000), American Community Survey (2007-2011)
Inglewood is located within a major urban area in which persons freely cross jurisdictional lines between work and home. Census data reveals that all industries (except agriculture, forestry, fishing and mining) are well represented by Inglewood workers which indicates that all types of urban employment are available within relatively close proximity.
Table 2- 8: Occupations of Inglewood Residents Occupation Type Number Percentage (%) Management, business, science, and arts occupation 11,419 23.8 Service occupations 12,460 25.9 Sales and office occupations 13,032 27.1 Natural resources, construction, and maintenance 4,111 8.6 Production, transportation, and material moving 7,041 14.6 Total 48,063 100 Source: US Census American Community Survey (2007-2011)
In 2000, the mean travel time to places of employment for Inglewood workers was 29.7 minutes and 69.1% commuted alone in a personal vehicle. According to the American Community Survey (2007-2011), the mean commute time for Inglewood residents was 28 minutes. This is an encouraging indication that more Inglewood residents are working closer to home.
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Two changes are planned to occur in the coming years that will effect employment in the City: renovation of the Forum entertainment venue and the development of Hollywood Park Tomorrow.
The renovation of the Forum will turn the venue into a state of the art performance space. It is estimated that the renovation will result in a temporary increase in the number of construction jobs as well as a permanent increase in the number of service jobs.
The closure of the Hollywood Park horse racetrack and subsequent build-out of the Hollywood Park Tomorrow mixed-use development will reduce the number of agricultural jobs associated with equestrian racing, boarding, and care. Development of Hollywood Park Tomorrow will result in a temporary increase in the number of construction jobs and a permanent increase in the number of retail jobs. In addition, a number of jobs are expected to be indirectly created as a result of Hollywood Park Tomorrow in the education, health care, entertainment, and professional industries, among others. Based on typical compensation in these industries, new jobs may receive moderate compensation but there will be an ongoing need for affordable housing in Inglewood for workers to be able to live close to their jobs.
The major employers in Inglewood include a range of organizations. Of these top employers two (2) are in retail services/entertainment, one (1) is in education/health care, one (1) in government, one (1) in professional/scientific, and one (1) in entertainment/recreation. Centinela Hospital Medical Center Hollywood Park Inglewood Police Department National Car Rental
Typical salaries for some of jobs in the above industries are as indicated in Table 2- 9. While some jobs are moderately compensated at levels above the median household income in Inglewood, many occupations that are critical to operations and services in the City and Region are compensated at lower levels.
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Table 2- 9: Salaries of Selected Occupations in Inglewood (2013) Profession Annual Salary ($) Engineer 88,620 Librarian 63,547 Teacher (elementary) 57,718 Police Officer 55,434 Architect 50,923 Fire Fighter 46,324 Inglewood Median Household Income 44,021 Medical Assistant 34,402 Emergency Medical Technician 33,487 Janitor 26,906 Teacher’s Aide 22,355 Minimum Wage Job (40 hrs/week) 16,640 Source: www.salary.com (2013), US Census American Community Survey (2007-2011)
Employment Conclusions Based on this analysis of current employment and projected trends, there is an ongoing need to facilitate the provision of housing affordable to moderate and lower income households. Furthermore, in order to minimize other expenses, such as transportation costs, in these lower income households, affordable housing should be located in relative close proximity to jobs. Locating housing close to jobs or in mixed-use configurations has the added benefit of supporting the goals of the Inglewood Energy and Climate Action Plan by minimizing fuel consumption and associated greenhouse gas emissions.
HOUSEHOLDS There are 36,389 households in the City according to the 2010 U.S. Census. The number of households has decreased since 2000, likely a result of the economic downturn that occurred in the late 2000s.
Table 2- 10: Number of Households in Inglewood (2000-2010) Year Households Numeric Change Annual % Change 2000 36,805 -- -- 2010 36,389 -416 -1.1 Source: US Census
Table 2- 11: Family and Nonfamily Household Types in Inglewood Household Type Number Percent of Total Households (%) Two Parent Family Households 13,095 36 Single Female Family Household 8,987 25 Single Male Family Household 2,937 8 Nonfamily Households 11,370 31 Total 36,389 100 Source: U.S. Census
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Household size has an impact on the types of housing needed within a community. The number of people in a household can vary for a number of reasons including socioeconomic status, age of household members, and cultural preferences.
Table 2- 12: Household Size Comparison-City-County-State (2000-2010) Jurisdiction 2000 2010 +/- Change 2010-2011 Inglewood 3.02 2.97 -.05 LA County 2.98 2.99 +.01 California 2.87 2.91 +.04 Source: US Census (2000, 2010)
Since 2000, the average household size in Inglewood has declined from 3.02 to 2.97. This represents a 1.7% decrease. While Inglewood’s average household size surpassed that of Los Angeles County and the State’s in 2000, Inglewood’s average household size is now less than the County’s. While the County and State’s household size has increased, Inglewood’s has decreased during this time period. The decreasing household size is likely related to the decrease in population that the City experienced during the same time period
Household Income Median Family Incomes (MFI) and Income Group Limits are estimated and published annually by the U.S. Department of Housing and Urban Development (HUD). Income group limits, consistent with government codes, are based on a Metropolitan Statistical Area (MSA) or County Median Family Incomes and adjusted for Census Current Population and American Community Surveys and Bureau of Labor Statistics data. The HUD MFI and Income Limits Table are used to determine eligibility for all government housing assistance programs nationwide. Inglewood is in the Los Angeles County MSA. The 2013 MFI for Los Angeles County MSA is $64,800, based on a 4-person household. The established standard income groups are generally defined as:
Table 2-13: HUD Household Income Limits for Los Angeles County Approximate Percent Income Category Percent of AMI (%) Income Limit ($) of Households in Inglewood (%) Extremely Low 30 19,440 20.6 Very Low 50 32,400 13.0 Low 80 51,840 31.5 Moderate 120 77,760 15.3 Above Moderate >120 77,761+ 19.9 Source: HCD Memorandum (February 25, 2013),US Census ACS (2007-2011)3
3 Percent of households in each income category was calculated using ACS Income and Benefits data. Where dollar ranges overlapped the income categories, half of the number of households was applied to each overlapping income category. 2-8 Inglewood Housing Element 2013-2021
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The estimated median household income in Inglewood is $44,0214 which falls within the low- income category (Table 2-13). Based on the 2013 HUD Household Income Limits, the proportion of extremely low-, very low-, low-, and moderate-income groups comprise approximately 80.1 percent (80.1%) of Inglewood’s households. Approximately, 19.6 percent (19.6%) of households in the City are classified as above moderate-income. This data closely corresponds to the 2010 Comprehensive Housing Affordability Strategy (CHAS) which indicates that 20.99 percent (21%) of Inglewood households earn 30 percent (30%) of AMI or less, which is 7,805 households. This is an increase from 2000, when 6,589 households (18% of Inglewood households) earned less than or equal to 30 percent (30%) of AMI.
The federal Department of Housing and Urban Development (HUD) generally defines affordable housing as those units whose cost does not exceed thirty percent (30%) of a household’s income. Median annual household income in Inglewood is $44,021 ($3,668 per month). Based on HUD’s affordability guideline, a household with this annual income should pay no more than $1,100 per month for housing.
The percentage of Inglewood individuals, families, and seniors living below the poverty level has declined over the past ten years. At the County level, the percentage of families and individuals living below the poverty level also declined during this period but the percentage of seniors increased. In Inglewood, while the share of individuals and families living under the poverty level declined by about eight percent (8%) each, the share of seniors living under the poverty level declined by less than three percent (3%).
Table 2- 14: Individuals/Families Living Below the Poverty Level, LA County and Inglewood Percent Living Below Poverty Level Year Percent of 65 years and over Percent of Individuals (%) Percent of Families (%) (%) Inglewood LACo Inglewood LACo Inglewood LACo 2000 22.5 17.9 19.4 14.4 11.8 10.5 2011 14.4 16.3 10.8 13.0 9.1 11.7 Source: US Census (2000), ACS (2007-2011)
Household Conclusions Median household income in Inglewood is approximately $20,000 less than AMI. Over eighty percent (80%) of Inglewood households have income levels that would qualify for some level of affordable housing. Notably, approximately 20 percent (20%) of Inglewood’s households fall within the extremely low-income category. Given the higher unemployment rate in Inglewood as compared to County and State rates and the dramatically lower income levels, there is expected to be an ongoing need for affordable housing at all income levels.
4 US Census American Community Survey (2007-2011) Inglewood Housing Element 2013-2021 2-9
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Overpayment A household is considered to be overpaying for housing (or cost burdened) if it spends more than 30 percent (30%) of its gross income on housing. Severe housing cost burden occurs when a household pays more than 50 percent (50%) of its income on housing. The prevalence of overpayment varies significantly by income, tenure, household type, and household size. The Comprehensive Housing Affordability Strategy (CHAS) provides detailed information on housing needs by income level for different types of households.
Table 2- 15: Low-Income Households Overpaying by Tenure in Inglewood Household Type Number L-I Households Overpaying % of All Households (37,170) Renters 14,225 38% Owners 5,375 15% TOTAL 19,600 -- Source: HUD (www.egis.HUD.gov)
There are 17,345 households that are severely overpaying. Of these, extremely low-income and very low-income households are most typically severely overpaying as renters. Among owners, low-income households are the most frequently severely overpaying. This data suggests that extremely and very low-income households lack many affordable rental housing options and there is a need for a greater number of income restricted affordable housing units for sale.
Table 2- 16: Households Severely Overpaying by Tenure and Income Group in Inglewood Number of Households Severely Overpaying Household Tenure Extremely Low-Income Very Low-Income Low-Income
Renters 6,570 5,255 145 Owners 1,235 1,515 2,625 TOTAL 7,805 6,770 2,770 TOTAL % of all 21% 18% 8% Households Source: HUD (www.egis.HUD.gov)
Small related households comprise the greatest single share of household types severely overpaying as shown in the table below. Data for overpayment reflect a similar pattern of small unrelated households overpaying followed by seniors.
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Table 2- 17: Prevalence of Household Overpayment in Inglewood Household No. of VLI No. of LI No. ELI Households Type (renter + Households Sev. Households Sev. Total Total % Sev. Overpaying owner) Overpaying Overpaying Number % Number % Number % Small Related 2,575 46.0 1,185 48.9 355 36.0 4,115 45.7 Large Related 645 11.5 355 14.6 100 10.2 1,100 12.2 Elderly 1,260 22.5 540 22.3 210 21.3 2,010 22.3 Other 1,120 20.0 345 14.2 320 32.5 1,785 19.8 Total 5,600 100 2,425 100 985 100 9,010 100 Source: HUD (2012)
Overcrowding The Census defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms, kitchens, hallways, and porches). Units with more than 1.5 persons per room are considered severely overcrowded. In 2000, twenty-five percent (25%) of households were overcrowded or severely overcrowded in Inglewood. That is, 10,271 households were overcrowded or severely overcrowded. Since then, the number of overcrowded households has declined significantly to 4,828 which is thirteen percent (13%) of all households. At the County level, eleven percent (11%) of households were crowded or severely overcrowded.5 From 1995 to 2008 there was an increase in the number of affordable housing units and a significant number of these units contained three (3) or more bedrooms and other areas that reduce overcrowding.
Table 2- 18: Occupants per Room by Tenure in Inglewood Owner Renter Total Overcrowded Persons per Percent Percent Percent Room Households Households Households (%) (%) (%) 1.00 or less 13,206 94.7 19,345 82.6 32,551 87.1 1.01 to 1.50 563 4.0 2,483 10.6 3,046 8.2 1.51 or more 182 1.3 1,600 6.8 1,782 4.8 TOTAL 13,951 -- 23,428 -- 37,379 -- Source: ACS (2011) with relatively high margins of error.
While rates of overcrowding have declined significantly over the past decade, there may still be a need to reduce the occurrence of overcrowding further, particularly in rented units.
Extremely Low-Income Housing Needs Extremely low-income is defined as households with income less than 30 percent of area median income. The area median income in the County is $64,800. For extremely low-income households, this results in an income of $19,440 or less for a four-person household or $13,508 or less for a one-person household. Households with extremely low-income have a variety of housing situations and needs. For example, most families and individuals receiving public
5 US Census American Community Survey (2007-2011) Inglewood Housing Element 2013-2021 2-11
2| Housing Needs assistance, such as supplemental security income (SSI) or disability insurance are considered extremely low-income households as the maximum annual SSI disbursement in California for 2013 is $10,397 for an individual and $17,544 for a couple. At the same time, a minimum wage worker could be considered an extremely low-income household with an annual income of approximately $16,640 or less. The following are examples of occupations with wages that could qualify as extremely low income households, particularly if they are not full time positions.
Table 2- 19: Wages for Select Potentially Extremely Low-Income Occupations in Inglewood Occupation Title Hourly Wage Retail cashier $11.00 Line Cook (fast food) $10.00 Manicurist $10.00 Source: www.salary.com
Extremely Low-Income, Existing Need Based on the 2005-2009 Comprehensive Housing Affordability Strategy (CHAS), approximately 7,805 extremely low-income households resided in the City, representing twenty-one percent (21%) of the total households. Most extremely low-income households are renters and experience a high incidence of housing problems. For example, 6,570 extremely low-income renter households faced housing problems (defined as cost burden greater than 30 percent of income and/or overcrowding and/or without complete kitchen or plumbing facilities) and 100 percent (100%) of these households were severely overpaying6.
Extremely Low-Income, Projected Need To calculate the projected housing needs, the City assumed 50 percent of its very low-income regional housing need are extremely low-income households. As a result, from the very low- income need of 250 units, the City has a projected need of 125 units for extremely low-income households.
To further address overcrowding, overpayment, and extremely low-income housing needs, the City will actively encourage the development of appropriately sized affordable housing units using a variety of tools including a Density Bonus Ordinance and CHDO funding awards. The City will also evaluate an inclusionary housing ordinance and other regulatory mechanisms to increase the supply of affordable housing, including housing affordable to extremely low- income households.
SPECIAL HOUSING NEEDS The City of Inglewood contains a diverse population including special needs groups: homeless individuals, the elderly, persons with disabilities, large households, female-headed households, persons with drug and/or alcohol addictions, and persons with AIDS and related diseases. Due
6 CHAS (2005-2009) 2-12 Inglewood Housing Element 2013-2021
2| Housing Needs to the special needs, these households may have more difficulty finding decent and affordable housing.
Seniors The elderly will constitute an ever-increasing proportion of this nation's population in future years according to demographers. The percent of the population in Inglewood that is age sixty- five (65) and older declined from 1970 to 1990. Since 1990, this percentage has been increasing as seen previously in Table 2-5. While the percentage of the City’s population over sixty-five (65) years has increased over the past two decades, this share of the population is lower than the percentage found statewide. In California, 11.4 percent (11.4%) of the population is over sixty-five (65) years of age, according to the 2010 US Census.
Table 2- 20: Population Age 65 and Over in Inglewood Age 2000 2010 Percent Numeric Group % of total % of total Change No. No. Change (years) pop. pop. (%) 65-74 4,591 4.1 6,188 5.6 +1,597 34.8 74+ 3,387 3.0 4,068 3.7 +681 20.1 Total 7,978 -- 10,256 -- Source: U.S. Census (2010)
Based on US Census 2010 data, there are 7,954 households in Inglewood with an individual 65 years or over, representing twenty-two percent (22%) of all households. In 2000, 6,142 households (16.7% of all households) had an individual 65 years or over.7 With the share of the population over 65 increasing, the share of households that are senior households is also expected to increase.
Among senior households, fifty-six percent (56%) are owners and forty-four percent (44%) are renters. Seniors have a notably higher rate of homeownership when compared to the general population in which only thirty-seven percent (37%) of Inglewood households own their homes.
Table 2- 21: Senior Household Tenure by Age in Inglewood
Householder Age Owners Renters Total
65-74 years 2,110 1,771 3,881 75+ years 1,642 1,176 2,818 Total 3,752 2,947 6,699 Source: ACS 2011
Based on 2005-2009 CHAS data, there are 9,115 elderly households. This population is spread throughout the various income categories, including extremely low-income as seen in Table 2- 22 below.
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Table 2- 22: Elderly Households by Income Category in Inglewood Income Level Elderly Households8 Percent of Elderly Households (%) Below 30% AMI 2,245 25 31%-50% AMI 1,840 20 51%-80% AMI 1,745 19 Above 80% 3,285 36 Total 9,115 100 Source: 2005-2009 CHAS
According to the 2007-2011 American Community Survey, income levels of 9.1 percent (%) of individuals sixty-five (65) and over was below the poverty level. The 2012 United States poverty threshold is $11,170 for one person and $15,130 for two people. According to the 2007-2011 ACS, average Social Security Income was $13,556 which is $1,130 per month. A single senior whose only income is social security should spend no more than $339 per month or $678 per for a couple on housing, according to HUD’s affordability guidelines.
Persons over the age of 65 are considered a special needs group due to four main concerns:
Income: persons over 65 are more likely to be retired and living on a fixed income Health Care: elderly persons have a higher rate of illness, making health care more important. Transportation: many elderly persons use public transportation; and Isolation: many elderly persons are isolated from family members, friends, and services.
Due to these concerns, many elderly persons need lower cost housing that is transit-accessible and in close proximity to health care providers and other services.
Most elderly persons are quite capable of living independently or with members of their families. However, there is a segment of the elderly population who for economic or health reasons, have a need to reside in facilities specifically designed to accommodate them. These facilities, referred to as senior citizen housing, are typically secure complexes with communal recreational facilities and possibly communal dining facilities. Each unit is designed to accommodate one or two persons with one bedroom, one bathroom and a living/dining area with a mini-kitchen. There are presently five (5) senior citizen complexes in Inglewood containing a total of 526 units. These facilities were constructed using Section 8 New Construction Program funds from HUD and funding assistance from the former Inglewood Redevelopment Agency. All senior housing is privately owned and maintained, but most of the tenants receive rental assistance through the Section 8 Rental Assistance Program, which is described elsewhere in this Housing Element. These facilities do not receive any housing subsidies from the City, however most residents are assisted by medical insurance payments. Below is a listing of senior housing developments in the City and other senior services and resources in Inglewood:
8 ‘Elderly Household’ is defined as a household containing at least one person 62 years or older. 2-14 Inglewood Housing Element 2013-2021
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Senior Housing Developments
Osage Senior Villas (91 units) 924 Osage Ave.
Eucalyptus Park Apartments (93 units) 811 N. Eucalyptus Ave.
Regency Towers (103 units) 151 N. Locust St.
Inglewood Meadows (198 units) 1 N. Locust St.
Good Shepherd Homes I (39 units) 510 Centinela Ave. Figure 2- 1: Osage Senior Villas (924 S. Osage Ave.)
City Administered Senior Services and Resources
. Senior Center with Activities and Programs, Senior Clubs and Excursions . Support Groups . Congregate and Home Delivered Meals . Care Management . Information, Assistance and Referrals . Transportation-Vans, Taxi Discount, Bus Pass Discount . Volunteer Program
Other Programs and Resources . Centinela Hospital Senior Preferred Club
In the community meetings held in Spring 2013, participants indicated that there is a growing need for new housing built for seniors and housing that can be physically adapted to allow seniors to age in place. Such modifications could include widening of doorways, installation of grab bars and other safety features, and installation of chairlifts. Additionally, meeting participants indicated that there is a need to ensure adequate resources are allocated to the 75+ year old population and not just the 65-74 year old population.
To address the housing needs of seniors, this Housing Element proposes to allocate grant funding to rehabilitation of senior owner occupied dwellings.
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Persons with Disabilities Individuals with disabilities face unique problems in obtaining affordable and adequate housing. This segment of the population, which includes individuals with mental, physical, and development disabilities, needs affordable, conveniently-located housing which, where necessary, has been specially adapted for wheelchair accessibility, along with other physical needs.
According to the 2011 American Community Survey, approximately eleven percent (11%) of Inglewood residents (12,430 persons) have one or more disabilities. At the County level, approximately nine percent (9%) of the population has one or more disabilities. Approximately 5,540 of the City’s disabled population have self-care limitations and require assistance in daily living. Of the City’s senior population, approximately thirty-nine percent (39%) have one or more types of disabilities.
Table 2- 23: Type of Disability by Population in Inglewood Total (ea Age 65 and Percent of Total Type of Disability Age 5-17 Age 18-64 disability Over Disabled (%) type) Hearing Difficulty 132 922 806 1,860 15 Vision Difficulty 399 1,721 486 2,606 21 Cognitive Difficulty 478 2,539 1,364 4,381 35 Ambulatory Difficulty 271 4,208 2,827 7,306 59 Self-Care Difficulty 117 2,101 1,385 3,603 29 Independent Living n/a 3,469 2,071 5,540 45 Difficulty Total 12,430 (No. w/ one or more 1,397 6,909 4,124 disabled) disabilities Source: ACS (2011)
Physical Disabilities The most common type of disability in Inglewood is ambulatory; nearly sixty percent (60%) of disabled individuals have ambulatory difficulties. This would include persons who have difficulty walking, climbing stairs or who are significantly or exclusively confined to a wheelchair. Seniors have a much higher rate of ambulatory difficulty, twenty-seven percent (27%) compared to seven percent (7%) for the entire population.
The City’s Reasonable Accommodation process allows for flexibility and variation in the zoning code in order to allow a disabled person’s use and enjoyment of a residential unit.
The Americans with Disabilities Act (ADA) of 1990 and amendments to the Fair Housing Act require that all new multiple-family buildings be constructed to accommodate the disabled. Units constructed prior to 1989 are generally not ADA-accessible unless modified voluntarily.
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In June 1983, the City of Inglewood adopted the 1979 Uniform Building Code, which sets forth requirements for providing housing units designed to accommodate wheelchairs. Those standards were only applicable to new housing developments having more than twenty units. Because most developments in Inglewood were smaller than twenty units, only two such handicap-accessible units were constructed utilizing these requirements. In 1986, new State regulations, which superseded the Building Code standards, required that new apartment units readily accessible from street level be developed as handicapped-accessible units, if the building has three or more apartment units. However, because of a limit on the cost per unit that an apartment developer is required to spend on building such units, and due to the small number of units built at street level, only five additional units designed for wheelchair access are known to have been built in Inglewood. Then in 1991, new State legislation revised these limitations and required a percentage of all new units to be designed as handicap-accessible.
Developmental Disabilities According to Section 4512 of the Welfare and Institutions Code, a ‘Developmental disability’ is a disability that originates before an individual is eighteen (18) years old, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual. Developmental disabilities include mental retardation, cerebral palsy, epilepsy, and autism. This term also includes other disabling conditions that are closely related to mental retardation or requires treatment similar to that for mental retardation but does not include other disabling conditions that are purely physical in nature.
Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.
The State Department of Developmental Services (DDS) currently provides community based services to approximately 270,000 persons with developmental disabilities and their families through a statewide system of twenty-one (21) regional centers, four (4) developmental centers, and one (1) community-based facilities. Of the twenty-one (21) regional centers, the Westside Regional Center serves Inglewood residents. This center helps developmentally disabled individuals and their families access the services and support available to them.
Table 2- 24, which includes information provided by the Westside Residential Center, provides a closer look at the developmentally disabled population in Inglewood.
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Table 2- 24: Developmentally Disabled Residents by Age in Inglewood 15-22 23-54 55-65 Inglewood Zip Code 0-14 years 65+ years TOTAL years years years 90301 144 45 112 17 5 323 90302 133 48 82 8 4 275 90303 133 43 105 16 4 301 90304* 163 53 63 4 1 284 90305 58 29 77 10 2 176 TOTAL 631 218 439 55 16 1359 *Includes part of Los Angeles County/Lennox Source: Westside Regional Center, Culver City, CA (5/2013)
There are a number of housing types appropriate for persons with a developmental disability: rent subsidized homes, licensed and unlicensed single-family homes, inclusionary housing, Section 8 vouchers, special programs for home purchase, HUD housing, and SB 962 homes. The design of housing-accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this special need group.
Consistent with State law, group homes for six (6) or fewer residents are allowed by right in all residential zones and some commercial zones. Group homes with seven (7) or more residents are permitted, subject to a special use permit.
In order to assist in the housing needs for persons with Developmental Disabilities, the City will implement programs to coordinate housing activities and outreach with the Regional Center. The City will also pursue funding sources designated for persons with special needs and disabilities.
The City will work with the Westside Regional Center to implement an outreach program that informs families within the City on housing and services available for persons with developmental disabilities. The program may include the creation of an informational brochure.
Severely Mentally Ill Severe mental illness includes the diagnosis of psychoses and the major schizophrenic disorders. To qualify as chronic, the illness must have existed for at least one year. According to national estimates, approximately one percent of the adult population is inflicted with a severe mental illness based on diagnosis, duration, and disability.
The major barrier for stable, decent housing for the seriously mentally ill is the availability of affordable housing. A majority of individuals with severe mental illness depend solely on Social Security Insurance (SSI) payments. As SSI payments are relatively small, few of these people can afford market-rate rental housing. The lack of access to affordable housing often leads to mentally ill persons being homeless, near homeless, or living in unstable or substandard housing conditions. At present, a limited range of community-based rehabilitative and
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2| Housing Needs supportive housing options exist for those persons not in crisis who need living accommodations.
The City contains three facilities that provide services for the severe mentally disabled, with a total capacity to serve 31 individuals.
Female-Headed Households with Children Single-headed households have special housing needs and may have more difficulty finding decent and affordable housing. Limited incomes and time dedicated to both employment and family responsibilities create a special need for low-cost and low-maintenance housing for all single-headed households. Female-headed households with children can have particularly acute housing difficulties as women generally earn lower incomes than men. A lower income combined with the cost of childcare often leaves little remaining income for housing costs. Therefore, addressing the housing needs of single-headed households is important.
In 2010, 11,924 or 32.8 percent (32.8%) of households were single-headed households and sixteen percent (16%) of all households in Inglewood were single-headed households with children under the age of eighteen (18). Single-headed households in Inglewood are predominantly made up of female-headed households. The 2007-2011 American Community Survey reported 9,098 female-headed households (25% of all households) and 4,989 of those included children under 18, comprising fourteen percent (14%) of all households. At the County level, fifteen percent (15%) of all households were female-headed households, eight percent (8%) being female-headed households with children under 18 years. The 2000 census in Inglewood reported slightly more with 9,147 female-headed households (24% of all households) and 5,632 of those included children under 18 (15% of all households).
Female-headed households have a higher prevalence of living below the poverty level. According to the 2007-2011 ACS, 25.5 percent (%) of female-headed households have income levels below the poverty line. This rate increases for female-headed households with children, 34.1 percent (%) of female-headed households with children have incomes below the poverty level. Lastly, female-headed householders are predominantly renters, with seventy percent (70%) renting according to the 2011 ACS.
Large Households The Department of Housing and Urban Development defines a large household as having five or more persons in the household. The 2011 ACS identified 5,207 large households in Inglewood, representing fourteen percent (14%) of all households. Most large households rent their homes with sixty-three percent (63%) renting and thirty-seven percent (37%) owning. The share of renters versus owners is exactly the same for both large and all other households.
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Table 2- 25: Tenure by Household Size in Inglewood 1-4 Persons 5+ Persons Total Tenure Number Percent (%) Number Percent (%) Number Percent (%) Owner 12,019 37 1,932 37 13,951 37 Renter 20,153 63 3,275 63 23,428 63 Total 32,172 100 5,207 100 37,379 100 Source: ACS (2011), B25009
Income figures for large family households (Table 2- 26) indicate that there is a reduced prevalence of extremely low- and very low-income households, potentially due to the stronger support network available.
Table 2- 26: Household Size by Income Category in Inglewood 1-4 Persons 5+ Persons Total Income as % Number Percent (%) Number Percent (%) Number Percent (%) of AMI 0-30% 6,915 32 890 17 7,805 29 31-50% 5,755 27 1,015 20 6,770 26 51-80% 6,595 31 1,590 31 8,185 31 Above 81% 2,225 10 1,675 32 3,900 15 Total 21,490 100 5,170 100 26,600 100 Source: CHAS (2005-2009)
Based on 2011 ACS data on the number of bedrooms (Table 2- 27), it appears that in the rental market there is reduced availability of large units as compared to owned housing units.
Table 2- 27: Number of Bedrooms in Existing Housing Stock by Tenure in Inglewood No. of Owner Households Renter Households All Households Bedrooms Percent Percent Percent Number Number Number (BR) (%) (%) (%) 0 BR 82 0.6 1,838 7.9 1,920 5.1 1 BR 175 1.3 8,581 36.6 8,756 23.4 2 BR 5,461 39.1 9,741 41.6 15,202 40.7 3 BR 6,336 45.4 2,689 11.5 9,025 24.2 4 BR 1,269 9.1 579 2.5 1,848 4.9 5+ BR 628 4.5 0 0 628 1.7 Total 13,951 100 23,428 100 37,379 100 Source: ACS (2011), DP04
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While this may indicate a need for the creation of new, large, rental housing units to accommodate large households, recent figures on overcrowding (Page 2-11) indicate that the number of overcrowded households is declining as a result of the additional affordable units that have been constructed over the past several years.
Farm Workers Inglewood is a fully developed, urbanized community in the midst of a major metropolitan area; the nearest agricultural lands are at least fifty miles away. Therefore, it is assumed that the 220 individuals identified in the 2010 Census as being employed in farming, forestry or fishing are not migrant farm workers. Per the Inglewood Housing Authority, a majority of residents employed in forestry, farming or fishing are not migrant workers and are more likely to be involved in wholesale marketing or handling of farm produce or forestry products, or are employed in pleasure fishing or commercial fishing enterprises in the local harbors and Marinas. There is no other evidence of a need to provide housing facilities for migrant farm workers in Inglewood.
Homelessness Approximately 20.7% of the homeless population in the United States resides in California alone. According to the Inglewood Police Department (IPD), there are 200 to 300 homeless individuals in the City. This estimate is supported by a homeless count conducted in 2009 by local non-profit People Assisting the Homeless (PATH, Inc.) that indicated that there were 240 homeless persons in Inglewood at the time. While the Los Angeles Homeless Services Authority (LAHSA) also conducts counts in Los Angeles County every two years since 2005, they typically do not conduct counts specific to individual cities. Their counts tally the total number per Service Planning Area (SPA). Inglewood is part of SPA 8 which includes the South Bay area. In January 2013 LAHSA conducted their latest count and the results are expected to be released during the summer of 2013. According to the IPD, homeless individuals in the City are typically located along commercial corridors of the City with the more Inglewood based homeless relatively dispersed throughout the City and the more transitory homeless near the 405 Interstate.
Table 2- 28 Total Homeless in SPA 8 and Los Angeles County (2009-2013) 2009 2011 2013 Area Total % Change Total % Change Total % Change SPA 8 3,954 - 6,788 +71.7% 5,811 -14.3% Los Angeles County 42,694 - 45,422 +6.01% 53,798 +18.4%
In 2009, PATH also prepared a profile of the homeless in Inglewood based on a survey of 31 individuals which provided the following insights:
Gender: 81 percent are male. Age: Ranges from 31 to 70 years old. Average age is 52. Inglewood Housing Element 2013-2021 2-21
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Previous Residence: 65 percent lived in Inglewood before becoming homeless. Health: The majority of homeless individuals are dealing with debilitating health issues. 84 percent do not have health insurance. Reason for Homelessness: 74 percent stated they were homeless due to job/ housing loss; death in family/divorce; or substance abuse. Length of Homelessness: 65 percent had been homeless for 1 to 8 years. Average length is 6.2 years. Other Characteristics: 74 percent have been incarcerated.
This snapshot concluded that in addition to housing, there is a need for homeless supportive services such as alcohol and drug rehabilitation and mental health treatment services. The Inglewood Police Department concurs with this determination and also advised that a homeless shelter that connects clients to supportive services such as counseling, health care, child care, job placement services, etc. is the best approach for helping individuals transition into permanent housing.
State law (Senate Bill 2, 2007) requires that all California jurisdictions identify at least one zone where emergency shelters are allowed by right. The zone must contain enough available space to accommodate the number of homeless individuals found in each community and at least one year-round emergency shelter. In December 2013, the City modified the Zoning Code to specify that Emergency Shelters are permitted by right in the M-1 zone, subject to development standards further outlined in Chapter 4.
Transitional and Supportive Housing are also an essential component to permanently ending homelessness. In support of the City’s Housing Element objective to facilitate housing for special need populations and as required by SB 2, the City also amended the Inglewood Municipal Code in December 2013 to clarify that transitional and supportive housing are considered residential uses and subject only to the same requirements as other residential uses in the same zones, further discussed in Chapter 4.
There are a number of services available to assist homeless individuals and families. In an effort to assist individuals potentially identified as homeless, the Police Department hands out a pamphlet that identifies the following services available in the South Bay Area to the homeless:
US Vets-Los Angeles (733 S. Hindry Ave., Inglewood, CA) The Department of Housing and Urban Development estimates that one (1) in seven (7) homeless individuals is a veteran. US Vets Inc. operates a housing and supportive service facility for veterans. The facility can accommodate 540 residents in transitional/affordable housing. In addition, the facility provides a number of supportive services including employment assistance, mental health services, substance abuse programs, programs for veterans’ families, dining, and recreational services. This facility was established through support from the Inglewood Redevelopment Agency.
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St. Margaret’s Center (Lennox, CA) provides a comprehensive range of emergency and supportive services to more than 10,000 unduplicated individuals annually in the Los Angeles "L.A.X." area, primarily those living in the cities or streets of Lennox and surrounding communities. St. Margaret’s estimates that approximately 5,000 of the individuals served are Inglewood residents. The center provides food services, emergency motel vouchers, service referrals, translation services, medical screenings, utility assistance, education programs, and job training/referrals.
The House of Yahweh (Lawndale, CA) serves primarily families on fixed incomes. It focuses on homelessness prevention but also serves some chronic homeless persons and includes nine (9) transitional housing units. The majority of its 27-54 annual estimated clients come from the Lennox/Inglewood area.
The Harbor Interfaith Services (San Pedro, CA) serves the homeless and families at risk by providing emergency shelter, food, case management, employment training, life skills training, and referral services to homeless individuals and families. The shelter estimates that 20-25 percent of its 770 annual clients are from the Inglewood area.
The Long Beach Rescue Mission (Long Beach, CA) routinely serves clients from Inglewood. The Rescue Mission provides emergency shelter, food, case management, employment training, life skills training, and referral services to homeless individuals and families.
The Salvation Army of Long Beach (Long Beach, CA) indicates that a small percentage (less than 2%) of its 520 annual clients come from Inglewood but that a greater percentage of phone calls are received from Inglewood residents regarding the types of services and programs offered.
Lutheran Social Services (Long Beach, CA) serves approximately 7,000 people monthly including about 250-300 individuals from Inglewood. Lutheran Social Services provides emergency shelter, food, case management, employment training, life skills training, and referral services to homeless individuals and families.
Beacon Light Mission, Catholic Charities, Precious Life Shelter, and SHAWL assist clients from all over the Los Angeles County metropolitan area. The organizations report that only a fraction of the clients, approximately 728, are from Inglewood.
Local Churches and Religious Institutions: Many local churches and religious institutions provide assistance to homeless individuals and families.
Inventory of Facilities and Services to House the Homeless Los Angeles Housing Authority and the Inglewood Community Development Block Grant program have identified 1,074 transitional and permanent beds available for use by the homeless in the South Bay region (SPA 8). However, if all beds were filled to capacity, facilities
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2| Housing Needs in SPA 8 would house only 24.1% of the total estimated 4,500 homeless population for the service area. The following table summarizes the emergency shelter facilities available in SPA 8:
Salvation Army Charlotte's House (Akila Concepts) Village of Cabrillo 542 East Carson Street 2260 Williams St. Carson, CA 90745 Long Beach, CA 90810 (562) 388-7600 Rainbow House Emergency Shelter Villa Paloma Transitional Shelter Southern California Alcohol & Drug Confidential sites Program, Inc. Business address: Baby Step Inn 453 W. 7th St. 1755 Freeman Ave. San Pedro, CA 90731 Long Beach, CA 90804 (310) 548-5450 (562) 986-5525 Catholic Charities of Los Angeles, Inc. Su Casa Domestic Abuse Network Elizabeth Ann Seton Residence Confidential site 123 E. 14th St. Business Address: Long Beach, CA 90813 3840 Woodruff Ave. #203 (562) 591-1351 Long Beach, CA 90808 (562) 519-1955 Christian Outreach in Action 515 E. 3rd St. Womenshelter of Long Beach Long Beach, CA 90801 Domestic Violence Resource Center of Long (562) 432-1400 Beach Confidential site Long Beach Rescue Mission Business Address: Lydia’s House 930 Pacific Ave. 1335 Pacific Ave. Long Beach, CA 90813 Long Beach, CA 90813 (562) 437-4663 (562) 591-1292x27
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Figure 2- 2: Location of Homeless Services and Facilities in SPA 8
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According to the 2011 LAHSA Greater LA Homeless Count for SPA 8, single adults are estimated to comprise 86 percent of the urban homeless population. Most of these individuals are between 25 and 61 years old (72%). Forty-nine percent (49%) of the individuals had been homeless for more than one year. Single women represent less than 30 percent of the homeless in Inglewood.
Based on the 2013 LAHSA Greater LA Homeless Count for SPA 8, single adults are currently estimated to comprise 90 percent of the urban homeless population. Most of these individuals are between 25 and 61 years old (79%).
Homeless Youth About 20 to 30 chronically homeless youth reside in the City of Inglewood at any given time. An “invisible population,” they tend to concentrate in urban areas where they easily blend in with other youth. According to the Inglewood Police Department, homeless youth live in vacant buildings, on rooftops, in remote parking lots, near municipal parks and in cars. They typically hang out in the downtown area, or near freeway entrances, near shopping districts and in parking garages. It is not unusual for them to pool their money for one or two nights in a motel room. A high proportion are believed to be drug and/or alcohol users and many sell drugs or participate in other related crimes to support their habit.
Homeless Families Individuals in homeless families make up fourteen percent (14%) of the homeless population in SPA 89. Many homeless families have chronic economic, educational, social problems and have difficulty accessing the traditional service delivery system. These families may seek assistance when a crisis occurs, but then break contact with the agencies when the crisis is resolved. Issues such as lack of affordable housing, unemployment or underemployment, and lack of sufficient public assistance benefits contribute to homelessness among families. This has been particularly true with public assistance programs, where benefit levels have not kept up with the cost of living. Children of homeless families may suffer long-term problems because of their homeless situation. Many homeless children have a number of developmental, behavioral and emotional problems. These children are more likely than other children to be anxious, depressed, aggressive, dependent and demanding. Homeless children also suffer from a variety of physical maladies.
To address homelessness in Inglewood, the City previously received annual Emergency Shelter Grants from HUD. The City would re-award this funding to two (2) local non-profits, St Margaret’s Center and People Assisting the Homeless, to administer the program that was primarily focused on providing temporary housing through motel vouchers with some ancillary supportive services. In 2010, this funding assisted 29 people by providing a total of 927 bed nights.
9 LAHSA 2011 Homeless Count 2-26 Inglewood Housing Element 2013-2021
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The City continues to receive funding from HUD to combat homelessness, now through the annual Emergency Solutions Grant program. Unlike previous years, this funding will be used to directly provide case management and essential services to the Inglewood homeless population. This new program is intended to address the root causes of homelessness in a few families rather than just provide temporary housing for many individuals and families. This program is anticipated to include the following case management actions: . Use of the Homelessness Information Management System (HMIS) . Outreach to homeless in Inglewood, in coordination with St. Margaret’s Center . Assistance with applying for government benefit programs . Assistance with applying for jobs . Referrals to mental health and/or substance abuse programs
Alcohol/Other Drug Abuse (AODA) AODA is defined as excessive and impairing use of alcohol or other drugs, including addiction. The National Institute of Alcohol Abuse and Alcoholism estimates the number of men with a drinking problem at 14 to 16 percent of the adult male population, and the number of women at 6 percent of the adult female population.
Alcohol and other drug abusers may require special treatment and recovery facilities. Group quarters typically provide appropriate settings for treatment and recovery. Affordable units can provide housing during the transition from treatment to a responsible lifestyle.
Several agencies offer day treatment programs for alcohol and drug rehabilitation, including Centinela Hospital in Inglewood and several local churches. Victory Outreach Ministries and Bridge for the Needy operate in-patient treatment programs in the City of Inglewood.
Persons with HIV and AIDS Between 2008 and 2012 there were 427 persons diagnosed with HIV/AIDS in the City of Inglewood ,representing 2.7 percent of all HIV/AIDS diagnoses in Los Angeles County during this period.10
Persons with HIV infections and AIDS require a broad range of services, including counseling, hospitalized medical care, in-home treatment, transportation, and food. Most available HIV/AIDS planning documents do not estimate or project housing needs. However, several reports have estimated that five (5) percent of all people infected with HIV may need 90 days of temporary shelter during the course of a year, and five percent of persons with AIDS need group home or long-term residential placement for up to 12 months. The National Commission on AIDS published Housing and the HIV/AIDS Epidemic: Recommendations for Action, which contains percentages of the number of people with AIDS in danger of becoming homeless. The Commission estimates that one-third to one-half of persons infected with AIDS, are either
10 Annual HIV Surveillance Report, Los Angeles County (2012) Inglewood Housing Element 2013-2021 2-27
2| Housing Needs homeless or are in imminent danger of becoming homeless. Housing assistance to persons with HIV/AIDS is greatly needed.
The County of Los Angeles Department of Health Services funds AIDS services through Title I of the Comprehensive AIDS Resources Emergency (CARE) Act of 1990. Services include primary health care, mental health counseling, in-home care and treatment services, dental, case management, recreation/social, outreach and education, and transportation services. In Inglewood, the Amassi Center offers a range of services for people with HIV and AIDS, including counseling, outreach, education, and referrals to health agencies as needed.
Single Room Occupancy Housing types that may accommodate the needs of extremely-low income households include transitional and supportive housing, single room occupancy units (SRO’s), multifamily rental housing, factory-built housing, workforce housing and mobile homes.
Although the City does not maintain records to show that there are single room occupancies (SROs) that exist in Inglewood, these uses are permitted as bachelor units under the Zoning Code. Inglewood has several older motels that accommodate low-income households and serve as SROs. The conversion of these facilities using current zoning could be provided so that the rooms could be advertized and leased for long-term occupancy. Each project would be reviewed pursuant to the special use permit process and a permit would be granted by the Planning Commission. The process is not intended to deter the use of SRO’s, but to ensure development of high quality projects located in appropriate areas with services and facilities to assist the SRO residents.
REGIONAL HOUSING NEEDS ASSESSMENT For every Housing Element planning cycle, the Southern California Association of Governments (SCAG) produces the Regional Housing Needs Assessment (RHNA) for the cities and counties within its jurisdiction. The RHNA identifies the existing and future housing need among income categories, throughout the region and broken down within each jurisdiction. Each city in turn must ensure that their current zoning regulations and landscape of available land allows for those units to be built. The RHNA does not stipulate that the units be built, simply that the land be available and the appropriate zoning regulations are in place.
The RHNA does not necessarily encourage or promote growth, but rather allows communities to anticipate growth, so that collectively the region and Figure 2- 3: Path Villas Development, Completed 2013 2-28 Inglewood Housing Element 2013-2021
2| Housing Needs subregion can grow in ways that enhance quality of life, improve access to jobs, promotes transportation mobility, and addresses social equity, fair share housing needs. The RHNA can be used in a number of ways including prioritizing local resource allocation, and in deciding how to address identified existing and future housing needs resulting from population, employment and household growth.
To accomplish this balanced distribution, the RHNA determines the "fair share" allocation required of each jurisdiction; that is, the number of housing units for each household income level that should be provided in each jurisdiction to meet both current needs and projected 2014 needs. Below is a table showing the 2013-2021 RHNA by income levels.
Table 2- 29: Inglewood's Regional Housing Needs Assessment (2013-2021) Income Group Units % of Total Very Low (0-50% AMI) 250 25% Low (51-80% AMI) 150 15% Moderate (81-120%) 167 17% Upper (>Over 120% AMI) 446 44% TOTAL 1,013 100 Source: Southern California Association of Governments (2012)
The City has determined that there are currently adequate sites of appropriate permitted densities to accommodate this number of units, as identified in Chapter 6.
HOUSING INVENTORY The most readily observed characteristics of housing are physical factors: the number and type of dwellings, the growth of the housing inventory, and the physical condition and maintenance of dwellings.
According to the 2007-2011 American Community Survey there were 39,362 dwelling units in Inglewood.
Table 2- 30: Dwelling Unit Inventory inventories the numeric change for each dwelling unit type over the past ten (10) years. During this period, the City experienced a 1.9 percent (%) increase in the number of housing units (714 units).
Figure 2- 4: House in Renaissance Housing Development
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Table 2- 30: Dwelling Unit Inventory in Inglewood Number of Units Type of Structure Numeric Change 2000 2010
1 unit (detached) 13,916 15,504 1,588 1 unit (attached) 3,223 2,592 -631 2 units 1,139 1,643 504 3 or 4 units 4,734 3,921 -813 5 or more units 16,533 15,553 -980 Mobile homes 238 96 -142 Boat, RV, van, etc. 11 53 42 Total Units 38,648 39,362 714 Source: US Census (2000), ACS-DP04 (2007-2011)
Since 2010, building permits for 160 new units have been issued in the City (Table 2- 31) and nine (9) units have been demolished. An additional ninety-four (94) multi-family units were demolished in 2013 however these units have not been in use for a number of years since the residents were relocated due to aircraft noise impacts.
Table 2- 31: Building Permits Issued for Housing Units in Inglewood (2011- June 2013) Year Single-Family 2-4 Units (# of units) 5+ unit (# of units) Total No. of Units 2008 4 2 0 6 2009 10 0 0 10 2010 7 4 20 31 2011 4 2 145 151 2012 1 7 8 2013 1 1 Source: Inglewood Permit System (EDEN)
Occupancy Characteristics The majority of housing units in Inglewood are renter occupied (63%) rather than owner occupied (37%) as compared to Los Angeles County where 48.2 percent (48.2%) of units are owner occupied. In Inglewood, the proportion of renter occupied versus owner occupied units has remained relatively steady since 2000. As Inglewood is almost entirely built out, new home ownership opportunities rarely become available.
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Table 2- 32: Housing Units by Tenure in Inglewood (2000-2010) 2000 2010 Percent Change (%) Tenure Number % Number % Renters 23,448 63.7 22,942 63.0 -2.2 Owners 13,357 36.3 13,447 37.0 0.7 Total Occupied Units 36,805 36,389 Source: US Census
Based on input received at the Housing Element community meetings held in April 2013, there is an interest in the community for more housing ownership opportunities that are affordable to current Inglewood residents. The demand for housing for-sale is further evidenced by the low owner-occupied unit vacancy rate of 1.1 percent (1.1%)11.
New for-sale units are anticipated to become available with the construction of the Hollywood Park Tomorrow mixed-use development. Additional for-sale unit opportunities could be incorporated into other housing opportunity sites throughout the City.
Multi-family and attached single family units make up the majority of renter occupied housing units in Inglewood (81%). A small minority of renter occupied units are detached single family homes (Table 2- 33). Figure 2- 5: Unit for Rent (Inglewood, 1/2014)
Table 2- 33: Renter-Occupied Housing Unit Type in Inglewood (2000-2011) 2000 2011 Rental Unit Type Number % Number % Single Family Detached 3,623 15.5 4,496 19 SF Attached and Multifamily 19,798 84.5 18,932 81 Total 23,421 100 23,428 100 Source: US Census (2000), American Community Survey (2011)
The low vacancy rates of for sale and rental units is likely a result of the lower, more affordable housing prices generally found in Inglewood, as compared to surrounding jurisdictions such as Culver City and beach cities.
11 2010 American Community Survey Inglewood Housing Element 2013-2021 2-31
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Table 2- 34: Vacancy by Tenure in Inglewood 2010 Tenure Number Percent Total Occupied Units 34,712 -- Owner Occupied 12,982 37.4% Renter Occupied 21,730 62.6% Owner Vacancy Rate -- 1.1% of for sale units Rental Vacancy Rate -- 2.2% of rental units Overall Vacancy Rate -- 7.0% of all housing units Source: 2010 American Community Survey
Age of Housing Inglewood's housing inventory is fairly old, with eighty-four percent (84%) built before 1980 ( Table 2- 35). Typically, after forty (40) to fifty (50) years housing units begin to rapidly deteriorate and require maintenance of major components of the structure, e.g. plumbing, roofing, electrical system, etc.
Table 2- 35: Age of Dwelling Units in Inglewood Year Structure Built Number of Units Percent of Total (%) Built 2005 or later 463 1.2 2000-2004 606 1.5 1990 – 1999 1,244 3.2 1980 – 1989 3,834 9.7 1970 – 1979 5,107 13.0 1960 – 1969 7,435 18.9 1950 – 1959 8,480 21.5 1940 – 1949 6,638 16.9 1939 or Earlier 5,555 14.1 TOTAL 39,362 100 Source: ACS-DP04 (2007-2011)
The percentages of units in each Census tract constructed prior to 1940 shown below are estimates derived from a combination of Census data, historical aerial photograph information and Building and Safety Division records. Although not precise, these percentages are believed to better reflect the actual age of structures than Census data alone. Census building age data is based on estimates by residents and there is evidence that some estimates are younger than the actual age of the structure.
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Figure 2- 6: Age of Housing By Census Tract in Inglewood
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Condition of Housing In 1960, less than five percent (5%) of the City’s housing stock was classified as deficient (deteriorating or dilapidated). The extent of deterioration increased substantially throughout the City and by 1970, twenty-nine percent (29%) of the housing units within Inglewood were considered deficient. However, by the 1980's, the combination of various assistance programs and redevelopment projects reduced the percentage of substandard units to less than eleven percent (11%). Since the Aircraft Noise Mitigation program’s inception, the former Redevelopment Agency acquired approximately 1,600 units. These units were located beneath the flight path and were removed due to deterioration caused by the direct and indirect effects of aircraft noise.
Figure 2- 7: Residential Facade Renovation (Inglewood, 12/2013)
Table 2- 36: Condition of the Housing Stock in Inglewood Condition of 1980 1988 1998 2000 2008 Unit # % # % # % # % # % Sound 34,086 34,194 35,144 35,369 39,148 Deteriorating 4,149 10.9 4,044 10.6 4,029 10.3 3,910 10.0 3,293 8.3 or Unsound Total 38,235 38,238 39,173 39,279 39,441 Source: Housing Assistance Plan (1988), SCAG (2000), Inglewood Residential Sound Insulation (2008), Inglewood Building Division (2008), US Census
With the City Council’s approval, approximately 4,800 noise-impacted homes have been insulated since the program’s inception. These combined programs have reduced the percentage of substandard units. The 2008 estimate of substandard units is based on the trend between 1980 and 2000 toward improved housing conditions, the number of rehabilitated structures reported by the City between 2000 and 2005, and the number of demolition permits issued for substandard residential buildings during this same period.
As of March 2013, 9,000 units remain eligible for sound proofing. These programs will further mitigate housing deterioration.
Regardless of normal residential maintenance, housing wears out with the passage of time. Typically, a structure can begin to show major physical deficiencies forty to fifty years after construction. Such physical decline accelerates after fifty years, and the structure can rapidly reach a point where it no longer provides adequate shelter. A correlation can be seen between 2-34 Inglewood Housing Element 2013-2021
2| Housing Needs the age of structures and structural deficiencies from the latest available survey. Two notable exceptions are Census Tracts 6008.01 and 6008.02 where, despite the age of the structures, the original quality of the construction and subsequent property maintenance has resulted in relatively little structural deterioration.
The two most common structural deteriorations in older homes are electrical wiring and plumbing. Deteriorating foundations are a particular problem in northeast Inglewood, especially in Census Tract 6009.01. Roofs, walls, flooring, doors and windows are not notable problems in Inglewood except where there has been significant negligence of the structure.
An Inglewood field survey, completed in 1977, indicated by Census blocks the percentage of units needing repair and rehabilitation. There was a high correlation between the Census tracts with the highest percentage of low-income residents and the Census tracts with the greatest percentage of aging and deteriorating structures. There is nothing to indicate that this relationship has since changed. According to the 1988 Housing Assistance Plan, 3,877 units in Inglewood were suitable for rehabilitation. That number represented 96 percent of all substandard units in 1988.
Because of on-going efforts by the City of Inglewood's Property Maintenance Division, the City does not have a continuous dilapidated housing problem. According to the Property Maintenance Division there are less than ten units that likely need to be demolished due to substandard conditions. This assessment for demolition was made in 2013.
The age of housing is a key factor in determining the presence of lead-based paint. Based on national studies and statistics, approximately 75 percent of all residential buildings constructed prior to 1978 contain lead-based paint. Beginning in 1978, the use of all lead-based paint on residential property was prohibited. Nonetheless, lead poisoning remains the number one environmental hazard to children.
Properties most likely to be contaminated with lead-based poison include deteriorated units, particularly those with leaky roofs and plumbing, and rehabilitated units where adequate cleanup preventive measures were not conducted after improvements were made. Households most at risk of being affected by lead-based paint in residential buildings are the low and moderate- income households that reside in older housing or that lack resources to perform necessary cleanup of lead-based paint.
Housing Costs and Affordability Affordability is a key issue of concern for all households. The ongoing escalation of rental costs, home prices and mortgage costs is forcing a growing number of people out of the housing market and causing many others to pay a larger portion of their household incomes for housing expenses.
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In order to provide housing for all economic groups, a variety of housing types and prices must be available within the City. The following table describes the acceptable monthly payment for households in the four major groups. These figures are based on the 2013 HUD Median Income
Table 2- 37 Dwelling Unit Cost and Availability in Inglewood (2012) Maximum Income Levels Housing Costs Affordable Price Income Taxes Housing Available Group Annual Affordable Utilitie and Home*** Rental in Price Range Income ($) Payment ($) s ($) Insuranc ($) * ($) e** ($) Extremely Low 1-Person 17,750 444 50 150 64,824 394 3-Person 22,800 570 80 200 85,329 490 None available 5-Person 27,350 684 100 250 103,803 584 Very Low 1-Person 29,550 739 50 150 112,736 689 Studios 3-Person 37,950 949 80 200 146,842 869 No adequately 5-Person 45,550 1,139 100 250 177,701 1,039 sized units Low 1-Person 47,250 1,181 50 150 184,603 1,131 Small apartments Small apartments 3-Person 60,750 1,519 80 200 239,417 1,439 and condos Most apartments 5-Person 72,850 1,821 100 250 288,547 1,721 and small condos Moderate Most apartments 1-Person 71,000 1,775 50 150 281,035 1,725 and condos Most apartments 3-Person 91,200 2,280 80 200 363,054 2,200 and small condos Most apartments 5-Person 109,400 2,735 100 250 436,951 2,635 and condos, some small homes for Los Angeles County, $64,800. * Monthly affordable rent based on payments of no more than 30% of household income ** Property taxes and insurance based on averages for the region with adjustments for size of homes ***Assumes down payment of 10% on the median price for a home in Inglewood ($228,000); annual interest rate of 6.25%; 30-year mortgage; Source: 2012-2015 Consolidated Plan, HUD 2012 Income Limits, California Association of Realtors, Bankrate.com
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Although homeownership may be affordable for low- to moderate-income households, there are two continuing obstacles to becoming a homeowner in Inglewood. First is the down payment required by most lending institutions, which may be difficult for most families to obtain through a savings plan. Therefore, the purchase of a single-family home may be out of reach for many low- to moderate-income households. The second obstacle is the low supply of single- family or condominium housing units in Inglewood due to the built-out nature of Figure 2- 8: Regent Square Development, Completed 2013 the city.
In 2000, the median home value in Inglewood was $175,000, which was lower than the median value in Los Angeles County of $187,000. Since 2000, home values increased dramatically and in 2006 the median home value in Los Angeles County was $541,000 for a single family home. This elevated cost declined to $382,500 by 2008 and $250,500 by 2012, however still a 43% increase over 2000 prices.
Table 2- 38: Median Home Value and Rent in Inglewood (2000-2010) Value/Rent 2000 ($) 2010 ($) % Change (’00-’10) Median Home Value 175,000 372,300 113% Median Gross Rent 617 1,033 67% Source: US Census (2000, 2010), ACS 2007-2011
The lowest home sales prices occurred in August of 2010 when the prices averaged $239,500 and the maximum was in March 2007 when prices averaged $472,900. From March 2002 to March 2007, the median sales price was $332,510 with the average sales prices occurring in March 2002 at $180,200 and peaking in August 2006 at $523,800.
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Figure 2- 9: Change in Inglewood Home Values (2007-2012) $600,000 $500,000 $400,000 $300,000 $200,000 $100,000 $0
Jun 2007 Jun 2008 Jun 2009 Jun 2010 Jun 2011 Jun Sep 2007 Sep 2008 Sep 2009 Sep 2010 Sep 2011 Sep Dec 2007 Dec 2008 Dec 2009 Dec 2010 Dec 2011 Dec Mar 2007 Mar 2008 Mar 2009 Mar 2010 Mar 2011 Mar
Source: Consolidated Plan 2012-2015
Table 2- 39: Median Rental/Sales Price, City-County-State Comparison Value/Rent Inglewood LA County California Median Home Value 372,300 478,300 421,600 Median Gross Rent 1,033 1,161 1,185 Source: ACS 2007-2011
Online apartment rental advertisements for Inglewood ranged from $625 for a studio up to $2,300 for a single-family home. (See Chart Below)
Table 2- 40: Rental Unit Availability in Inglewood Rental Unit Type Ads Per Unit Size Rental Range Studio 4 $625 to $1005 1 Bedroom 10 $825 to $1250 2 Bedroom 11 $975 to $1900 3 Bedroom 2 $1650 to $1800 Single-Family House 6 $850 to $2,300 Source: Zillow.com, Yahoo! Real Estate, May 2012
A total of 574 single family homes and 273 condominium homes were reported as sold in calendar year 2006. A total of 302 single family homes and 156 condominiums were sold in 2007. Since then, a dramatic decline in home sales has occurred, with 61 homes (40 single family, 21 condominiums) being sold from May 2012-May 2013.12
12 www.zillow.com 2-38 Inglewood Housing Element 2013-2021
3| HOUSING GOALS AND OBJECTIVES
INTRODUCTION
The policies and programs of the City of Inglewood are intended to directly address the community's housing needs by seeking to preserve existing decent housing within the City, while upgrading that housing which is in need of repair, and encouraging the development of new housing to meet growing demand. Over the years the City has developed a comprehensive funding package composed of federal, state and local monies that has enabled the City to address both its current and future housing needs.
The City of Inglewood provides a variety of housing programs to encourage development, conservation and maintenance of affordable housing, funded through various local, state, federal and private sources. The following section lists the City’s specific objectives along with housing programs that are proposed to attain the general goal of providing decent and affordable housing for all of its residents from 2013 to 2021. The programs support affordable housing, adequate infrastructure, fair housing, community enhancement, protection of the environment, neighborhood preservation, economic development, and comprehensive assistance to the homeless. It is the City’s goal to make information on City housing programs available in both English and Spanish.
GOALS AND OBJECTIVES
The City has developed goals and quantified objectives for housing production, housing rehabilitation, and housing assistance as required by State law. The following sets forth these goals for the 2013-2021 planning period:
Goal 1: Promote the construction of new housing and new housing opportunities.
Policy 1.1 Provide adequate sites for all types of housing.
Policy 1.2 Maintain development standards that promote the development of special needs housing, such as affordable senior, accessible, or family housing, while protecting quality of life goals.
Policy 1.3 Further streamline the permit approval process.
Policy 1.4 Continue to assess and revise, where appropriate City regulatory requirements.
Objective 1.a: Work-Live Zoning Code Amendment
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Program: Modify the zoning code to allow the conversion of existing commercial units within specified work-live overlay zones, to incorporate secondary residential uses in order to allow the business operator to live onsite.
Funding Source/Amount: N/A, utilize existing resources Responsible Agency: Planning Division Timeframe: Complete by 12/2013
Goal 2: Maintain the existing housing stock and neighborhoods by promoting the maintenance, rehabilitation, modernization, and energy efficient upgrades of existing housing as well as the beautification and security of residential neighborhoods.
Policy 2.1 Promote the use of public and private funding sources to facilitate rehabilitation and maintenance loans and grants for multi-family housing and senior owner occupied single family homes.
Policy 2.2 Facilitate an FAA and LAWA funded sound insulation program for homes that are significantly impacted by noise from LAX.
Policy 2.3 Monitor the ongoing upkeep and safety of neighborhoods.
Objective 2.a: Rehabilitate Affordable Multi-Family Housing Program: Provide opportunities to support rehabilitation of affordable rental and affordable senior citizen housing including lead-based paint hazard assessment, mitigation, and clearance services. Will include rehabilitation of at least 300 US Veteran units (700 Hindry) and one (1) single family residence (708 Beach Ave).
Funding Source/Amount: HUD/HOME, $1,800,0001 (one time, carry over) Responsible Agency: Housing Department Timeframe: Ongoing
Objective 2.b: Rehabilitate Senior Owner-Occupied Homes Program: Manage and administer a deferred loan homeowner rehabilitation program for approximately 36 extremely low-income senior citizen homeowners including lead- based paint hazard assessment, mitigation, and clearance services.
Funding Source/Amount: HUD/Home, $2,500,0001 (one time, carry over) Responsible Agency: Housing Department Timeframe: 2013-2021
Objective 2.c: Rehabilitate Homes for Individuals with Developmental Disabilities. Program: Provide financial assistance to increase and expand the supply of affordable housing for individuals with developmental disabilities including the rehabilitation of 615 Aerick, a 4-unit building for lower income individuals with developmental disabilities.
Funding Source/Amount: HUD/HOME, $200,000 Responsible Agency: Housing Department 3-2 Inglewood Housing Element 2013-2021
3| Housing Goals and Objectives
Timeframe: 2013-2021
Objective 2.d: Residential Sound Insulation Program: Sound insulate and/or upgrade heating and cooling mechanical systems in 1,000 homes annually in order to minimize the transmission of aircraft noise into homes located within specified noise contours of the LAX airport flight path. As of March 2013, approximately 4,800 residential structures have received aircraft noise mitigation improvements during the life of the program and approximately 9,000 residential structures remain in the City to be insulated and mechanically upgraded.
Funding Source/Amount: FAA/LAWA, $15 million, annually Responsible Agency: Residential Sound Insulation (RSI) Department Timeframe: Ongoing
Objective 2.e: Code Enforcement/ Property Maintenance Program: Conduct 6,000 inspections annually to ensure compliance with property maintenance zoning codes. Code enforcement services include: responding to complaints, visual inspections, preparation of violation letters, discussions with property owners, and ensuring compliance with codes and ordinances.
Funding Source/Amount: HUD (CDBG funds), $255,400 per year1 Responsible Agency: Housing Department Timeframe: Ongoing
Objective 2.f: Neighborhood Watch Program: Through this program, neighbors become acquainted with each other, work together and nurture an atmosphere of mutual care and concern. Residents are trained to recognize and report suspicious activity in their neighborhoods. Implementation of local crime prevention techniques and programs, home and vehicle security information, drug and gang awareness, earthquake preparedness and C.P.R. training. City provides ancillary support to the program and 235 existing neighborhood watch block club groups.
Funding Source: N/A Responsible Agency: Inglewood Police Department Timeframe: Ongoing
Objective 2.g: Graffiti Abatement Program: Assist owners of both residential and commercial properties that have been defaced by graffiti. Graffiti removal services are provided free to Inglewood residents and businesses, including providing vouchers for the purchase of paint to permit the property owner to cover the graffiti themselves. Allocate $490,000 annually towards graffiti removal and prevention (average amount of funds allocated FY 2009-2012).
Funding Source: General Fund Responsible Agency: Code Enforcement Division
1 2012-2015 Consolidated Plan Inglewood Housing Element 2013-2021 3-3
3| Housing Goals and Objectives
Timeframe: Ongoing
Goal 3: Encourage the Production and Preservation of Housing for All Income Categories, particularly around high quality transit, including workers in the City that provide goods and services.
Policy 3.1 Preserve the existing supply of affordable/income-restricted housing.
Policy 3.2 Cooperate with and assist developers of extremely low-, very low-, low-, and moderate income housing and workforce housing.
Policy 3.3 Support federal, state, and local legislation that has the potential to provide funding and/or incentives for the development or preservation of housing affordable to extremely low-, very low-, low-, and moderate income households and the City’s workforce.
Policy 3.4 Encourage the distribution of affordable housing throughout the City.
Policy 3.5 Encourage the construction of mixed income housing developments that provide housing for a variety of income levels such as extremely low-income up through and including market rate.
Policy 3.6 Provide development incentives for the construction of affordable housing.
Policy 3.7 Explore targeting new housing development opportunities in close proximity to high quality transit.
Objective 3.a: New Affordable Multi-Family Housing Program: Provide financial assistance to increase and expand the supply of affordable housing including the development of nine (9) townhomes (82nd x Crenshaw Blvd.) and five (5) townhomes (716-718 Beach Ave). Funding availability is advertised in several different ways. A notice of funding availability is published in local newspapers, Requests for Proposals (RFPs) are sent to an established mailing list, and information about upcoming RFPs is announced at community meetings. Funds must be used within five (5) years of allocation. Some of the federal, state, local and private financing programs and services that the City of Inglewood promotes and uses to foster the maintenance, development and availability of affordable housing units in the City of Inglewood are described further in the Appendix.
Funding Source/Amount: HUD/HOME/Section 8 Homeownership, $200,000/yr2 to a CHDO
2 2012-2015 Consolidated Plan 3-4 Inglewood Housing Element 2013-2021
3| Housing Goals and Objectives
Responsible Agency: Housing Department Timeframe: Ongoing
Objective 3.b: Monitor Existing Supply of Affordable Housing Program: Monitor the expiration date of income restricted housing and take action to prevent the conversion of any affordable units to market rate.
Funding Source: General Fund Responsible Agency: Housing Department Timeframe: Ongoing
Objective 3.c: New Zoning Tools and Processes Program: Investigate new zoning tools and processes to increase affordable housing supply and improve availability of affordable housing as housing costs increase. Evaluate inclusionary zoning and other mechanisms for affordable housing, assign a City staff member as ombudsman for each affordable housing development, and other mechanisms to increase and encourage the supply of affordable housing. Adopt Density Bonus Ordinance.
Funding Source: General Fund Responsible Agency: Planning Division Timeframe: Adopt density bonus by 3/2014. Complete additional research by 12/2014. Present to Planning Commission and City Council by 4/2015. Implement ombudsman by 4/2015 if deemed effective and practical.
Goal 4: Increase opportunities for homeownership.
Policy 4.1 Promote opportunities for affordable home ownership for city residents and workers in the city who are first time home buyers.
Objective 4.a: Section 8 Homeownership Program Program: Provides financial assistance for first time home buyers. Participants that qualify for Section 8 Housing Assistance Payments may apply the payments toward mortgage payments in lieu of rental payments. Participant interfaces with a realtor and the buyer as in a traditional purchase process. The participant is responsible for paying the down payment and securing a mortgage. There are currently seven (7) participants in this program. Housing has noted that one issue with this program is that the HAP does not factor in HOA fees, just the mortgage payment, and as a result it is often difficult for participants to cover all monthly payments over a prolonged period. Quantified objective is to close escrow on 20 homes, annually, and build up to ten (10) homes for program participants.
Funding Source: HUD (Section 8) Responsible Agency: Housing Department Timeframe: 2013-2021
Inglewood Housing Element 2013-2021 3-5
3| Housing Goals and Objectives
Objective 4.b: First Time Homebuyer Neighborhood Stabilization Program Program: Purchase of abandoned and foreclosed properties for rehabilitation and resale to eligible first time home buyers whose income does not exceed 120 percent (%) of Area Median Income. Once an approved buyer is selected, provide deferred silent second trust deed loans in amounts up to $150,000, that are due upon sale of the property. Objective is to annually expend $500,000 on foreclosed residential property purchases.
Funding Source: CA Housing and Community Development Dept. (HCD) Responsible Agency: Housing Department Timeframe: Ongoing
Goal 5: Provide housing assistance and supportive services to extremely low-, very low-, low-, and moderate-income households and households with special needs.
Policy 5.1 Support rental assistance programs for lower income households and support mortgage assistance programs for lower income households.
Policy 5.2 Permanently transition Inglewood homeless individuals and families to permanent housing by matching housing and supportive services to the needs of priority homeless populations: Inglewood’s chronically homeless; those whose last permanent address was in Inglewood; and members of Inglewood’s workforce at risk of becoming homeless.
Policy 5.3 Relieve overcrowded housing conditions.
Policy 5.4 Apply for grant funding to financially support the development of housing for special need groups.
Objective 5.a: Section 8 Housing Assistance Program (HAP) Program: The Inglewood Housing Authority (IHA) administers a Section 8 rental assistance program in the City. Currently, the IHA is allocated 1,002 vouchers and administers an average of 568 port-ins from other housing authority jurisdictions. In addition, the City administers 500 units of senior housing developed under Section 8 new construction program. The Inglewood Housing Authority last accepted applications for its waiting list in July 2000 when it received approximately 5,000 applications. In March 2013, the 167 families that remained on the waitlist were issued vouchers to seek housing. Due to federal funding reductions in 2013, the IHA Section 8 waitlist is closed indefinitely.
Funding Source/Amount: HUD (Section 8)/$15 million Responsible Agency: Housing Department Timeframe: Ongoing
3-6 Inglewood Housing Element 2013-2021
3| Housing Goals and Objectives
Objective 5.b: Tenant Based Rental Assistance (TBRA) Program Program: To provide case management and processing of landlord payments for monthly rental assistance and security deposits for seventy-five (75) extremely low- income senior citizens, permanently disabled residents, and honorably discharged veterans.
Funding Source/Amount: HUD/$30,000 per year1 + $737,100 (one time carryover) Responsible Agency: Housing Department Timeframe: Ongoing
Objective 5.c: Homelessness Solutions Program: Provide homeless services in the form of emergency shelter vouchers and case management services with a goal of permanently transitioning 80-120 individuals into permanent housing. Provide transitional housing to homeless individuals linked with case management, budgeting, employment services, job search assistance, interview preparation, computer skills, and transportation assistance.
Funding Source/Amount: HUD (HEARTH Emergency Solutions Grant)/$326,738 Responsible Agency: Housing Department Timeframe: Ongoing
Objective 5.d: Family Self Sufficiency (FSS) Program Program: Connect HAP families with existing community services to achieve economic self-sufficiency to reduce the dependency of low income families on welfare assistance, voucher program assistance, public assistance, or any federal, state or local rent or homeownership program. Under this program an escrow account is set up for each participating family. When the family earns a monthly income above the amount they earned when initially starting the HAP program, that surplus income is deposited into the escrow account. By doing so, they can maintain their current HAP subsidy amount instead of having it reduced due to higher income levels. At the same time, the additional income is saved in the account. Funds can be withdrawn when the family has not received welfare aid for a twelve (12) consecutive month period. Currently eight (8) families are enrolled in the program and twenty-two (22) additional families in the enrollment process are anticipated to participate in the FSS program. After all interested families are enrolled, a workshop will be held to solicit interest from additional participants. Objective is to increase total number participating to 100 families.
Funding Source: HUD Responsible Agency: Housing Department Timeframe: Ongoing
Objective 5.e: Veterans Affairs Supportive Housing (VASH) Program: Administer existing VASH participants and accommodate new participants who wish to port-in to Inglewood. The City currently administers seventy-three (73) port-ins from the City of Los Angeles and Los Angeles County.
Funding Source: VASH
Inglewood Housing Element 2013-2021 3-7
3| Housing Goals and Objectives
Responsible Agency: Housing Department Timeframe: Ongoing
Objective 5.f: Housing Grant Application Working Group Program: Through coordination between Planning, Housing, Police, and Code Enforcement, identify the greatest housing needs in the community and direct grant application efforts towards meeting that need. Apply for one or more grants that will improve the condition or supply of special needs housing in the City.
Funding Source: General Fund Responsible Agency: Planning, Housing, Police, Code Enforcement Timeframe: Ongoing
Objective 5.g: Developmentally Disabled Housing Outreach Program: Work with the Westside Regional Center (WRC) to implement an outreach program that informs families within the City on housing and services available for persons with developmental disabilities. The program may include the creation of an informal brochure.
Quantified Objective: Improve communication to WRC Funding Source: N/A, utilize existing resources Responsible Agency: Planning, Housing Timeframe: 2013-2021
Goal 6: Protect the rights of persons to obtain housing and provide assistance to those persons faced with displacement from their homes.
Policy 6.1 Encourage the community understanding of housing rights for both tenants and landlords.
Objective 6.a: Fair Housing Counseling Program: Provide information on tenant and landlord housing rights and ensure effective marketing of information availability. The City currently contracts with the Housing Rights Center who advertises their services in the Housing Department and on the City’s cable access channel. Objective is to respond to 500 fair housing inquiries, annually.
Funding Source/Amount: HUD/$57,300 per year1 Responsible Agency: Housing Department Timeframe: Ongoing
Goal 7: Encourage Energy Efficiency and Greenhouse Gas Reductions.
Policy 7.1 Facilitate residential energy efficient construction and upgrades.
Policy 7.2 Encourage the use of alternative energy sources
3-8 Inglewood Housing Element 2013-2021
3| Housing Goals and Objectives
Policy 7.3 Encourage the development or rehabilitation of housing that eases use of alternative modes of transportation.
Objective 7.a: Promote Transit Oriented Development Program: Modify the zoning code to encourage transit oriented development surrounding existing and planned light rail stations and potentially other high quality transit nodes. This may include consideration of higher allowable residential densities and mixed use development.
Funding Source: Metro grant (already awarded) Responsible Agency: City Administration and Planning Division Timeframe: 12/2015
Objective 7.b: Online City Permits/Services Program: Establish online permitting system for select building and planning permits as well as a virtual green building center. Continue to make new Planning applications and documents available online.
Funding Source: Southern California Edison grant (Online permits) and General Fund or Grant funding Responsible Agency: Building and Planning Divisions Timeframe: 2013-2021
Objective 7.c: Residential Energy/Water Efficiency and Renewable Energy Program: Establish a virtual green building center to serve as a central repository for all available green building rebates and incentives. Develop informational handouts on passive solar design and other relevant topics to encourage energy and water efficiency. Establish cost neutral incentives the City can offer for energy efficient construction and/or renewable energy systems. Apply for grant funding to fund a residential weatherization program. Identify utility and/or non-profit partnerships to facilitate energy efficient building upgrades. Make information available in Spanish.
Funding Source: General Fund, Grants, HOME/CDBG Responsible Agency: Building, Planning, Housing Timeframe: 2013-2021
Inglewood Housing Element 2013-2021 3-9
3| Housing Goals and Objectives
Figure 3- 1: Quantified Objectives (2013-2021) Income Category New Rehabilitation Conservation Construction 2013-2021 2013-2021 2013-2021 Very Low 250 units 205 units-HOME 1,002 Section 8 vouchers (annually) 0-50% of AMI Rehab and lead 4,000 Units-RSI home sound insulation RHNA= 250 units abatement 58,664 Units-Weed, Debris, and Graffiti abatement 12,000 Property inspections (Code Enforcement) Low 150 units 136 units-HOME 2,405 Section 8 vouchers 51-80% of AMI Rehab and lead 2,640 Units-RSI home sound insulation RHNA= 150 units abatement 39,112 Units-Weed, Debris, and Graffiti abatement 85Units-First time homebuyers 12,000 Property inspections (Code Enforcement) Moderate 167 units 85 Units-First time homebuyers 80-120% of AMI 1,360 Units-RSI home sound insulation RHNA= 167 units 19,552 Units-Weed, Debris, and Graffiti abatement 12,000 Property inspections (Code Enforcement) Upper 446 units 12,000 Property inspections (Code over 120% of AMI Enforcement) RHNA= 446 units Total RHNA Units= 1,013
3-10 Inglewood Housing Element 2013-2021
REVIEW OF 2008-2014 HOUSING ELEMENT PERFORMANCE
Inglewood 2008-2014 2008-2014 Responsible Future Policies/ Program 2008-2014 Objective Accomplishment Funding Amount Agency Actions
OBJECTIVE 1: Promote the maintenance, rehabilitation, and modernization of the existing housing stock. Through public awareness,
Housing Element Housing grants, loans, rebates, and code enforcement, the housing stock can be well maintained for future years.
Continue Program as Code Property Weed, debris, waste, graffiti abatement and Inspected 2010-2011: Code Enforcement
Maintenance inspections for up to 13,890 units. 13,890 units $204,735 Enforcement and Graffiti Abatement Continue
2013 Program as
- Rehab 2021 Affordable Lead Based 2010-2011: Multi-Family, Paint Lead based paint removal and awareness. CDBG $800K HOME Senior Owner Abatement
Occupied, and Developmentally Disabled 3| Housing Goals and Goals Objectives Housing 3| Housing
OBJECTIVE 2: To promote the beautification and security of residential neighborhoods through community involvement, public
awareness, and financial assistance. Neighborhood Public Safety through community anti-crime Continued 2009-2010: $75K Police Continue
Watch policing efforts, block watch groups. support of N.W. one time Department Program 2007-2008: 28,122 public
Graffiti Code Continue Provide assistance for graffiti removal and private sites General Fund Abatement Enforcement Program cleaned of graffiti 3 -
11 OBJECTIVE 3: To meet the increasing demand for affordable housing for low and moderate-income persons.
3 3|and Housing Goals Objectives -
12 2008-2014 2008-2014 Responsible Future Policies/ Program 2008-2014 Objective
Accomplishment Funding Amount Agency Actions
Section 8 Rental Continue Assistance Provide rent subsidies for low and moderate 2007-2012: Program as income tenants including seniors, disabled, Annual average $8.5 million Section 8 Housing alcohol/drug abuse residents, large families, of 951 vouchers annually Housing and single-female headed households. and 568 port-ins Assistance Program (HAP)
Market Park Continue Apartments (5 2010-2011: $1.3 CDBG and Program as New
New Housing Provide lower cost housing for low and HOME assisted million + RDA Successor Affordable
Units moderate income families. units); US Vets funds Agency Multi-Family Westside (196 Housing units) Discontinue Modular Active Program;
construction modular Manufactured Encourage alternative types of housing. continues to be n/a Planning construction will Housing
permitted by continue to be Inglewood Inglewood right. permitted by right
Continue Provide affordable housing opportunities Program as
Housing Element 2013Housing Self Sufficiency Annual average ESG, Housing concurrent with technical, financial, and Housing Family Self Program of 8 assisted Rights, Section 8 supportive services. Sufficiency (FSS) Program Home Discontinue Ownership Provide down payment loans to low income 6 first-time Program-no Program-First Successor Agency Housing families. home buyers funding Time available Homebuyer - 2021 Mortgage Credit Encourage first-time homebuyers use of federal n/a, information Discontinue Certificate Housing income tax credits only Program Program
Inglewood 2008-2014 2008-2014 Responsible Future Policies/
Program 2008-2014 Objective Accomplishment Funding Amount Agency Actions Disseminate information about available Continue
funding sources for new and rehabilitated Program as part Housing Element 2013Housing housing funds. Publish funding opportunities of New with applicable deadlines on City’s website; Affordable
publish hard copy of the same list and make Multi-Family Public Private Information n/a, information Planning, readily available to the public in the Housing, Housing and Financing published only CDBG CDBG, and Planning Divisions. CDBG funding Housing Rehab availability advertised in local newspapers, Programs notices mailed to established mailing list,
announcements made re upcoming RFPs during - 2021 community meetings. Compile a list of residential underutilized or
vacant properties and non-residential vacant properties for consideration by affordable List publicized Publicize list on List of Vacant housing developers in proposing a PAD. on City website No additional the City’s Planning Land Compile lists and disseminate to potential in Housing funding website by
affordable housing developers online and hard Element 3/2014. copy within 3 months of Housing Element adoption.
Adopt a program in conjunction with a density
bonus ordinance to provide incentives for the Expected and Goals Objectives Housing 3| Incentive development of housing for various income adoption of No additional Expected
Planning Program groups and the extremely low income in ordinance: funding adoption 2/2014 particular. Adopt incentive program within one 12/2013
year of Housing Element adoption. OBJECTIVE 4: To ensure that housing in the City adequately addresses the special physical requirements and economic needs of the handicapped, elderly, and homeless.
Temporary shelter, case management, referrals 2007-2012: Continue for individuals/ families at risk of becoming Provided 2,531 Approximately Emergency Program as homeless. Provide temporary Shelter, case bed nights and $98K ESG, CDBG 3 Shelter Grants Homeless -
13 management and referral services for 774 very supportive annually Solutions
low to moderate income families services
3 3|and Housing Goals Objectives -
14 2008-2014 2008-2014 Responsible Future Policies/ Program 2008-2014 Objective
Accomplishment Funding Amount Agency Actions
Disabled Continue Housing Program as Allocated $300K Rehabilitate
Provide housing and supportive services for to rehab a 4- Homes to developmentally disabled and other unit building for $300K CDBG Accommodate handicapped residents. developmentally Individuals with disabled adults Developmental Disabilities
Expected Emergency Amend zoning code to identify at least one Program
adoption of No additional Shelter Zone zone where emergency shelters are permitted Planning Completed ordinance: funding.
Identification by right without a discretionary approval. (12/2013) 12/2013 Amend zoning code to clarify that transitional housing for 6 or fewer persons and non-group Expected Transitional/ Program transitional housing for 6 or more persons are adoption of No additional Supportive Planning Completed considered residential uses and subject to the ordinance: funding. Housing (12/2013)
same restrictions and permit processes as other 12/2013 Inglewood Inglewood residential uses. 2010-2012: 2010-2011: 71 $885K to 67 Tenant Based Provide support in the form of security deposits units hhlds, 61 ELI, 6 LI; Continue Housing Element 2013Housing Rental and/or monthly rental subsidies to those at risk CDBG 2011-2012: 71 27 senior, 33 Program Assistance of becoming homeless or recently homeless. units perm. Disabled, 7 vets Provide up to 6 months of rental arrearages and End program: Homelessness up to 12 months rental assistance, onetime 2010-2011 Funding only Prevention and payment of utility bills that had been $918,344, GF CDBG available 2010- Rapid Re- disconnected, emergency shelter for families $46,258 2011 through housing and individuals. Federal Stimulus - 2021 Due to recent Continue Extremely Low- Encourage the provision of adequate amounts No additional Planning and substantial cuts program as New Income Housing of extremely low-income housing. funding. CDBG in HOME funds Zoning Tools and
Inglewood 2008-2014 2008-2014 Responsible Future Policies/
Program 2008-2014 Objective Accomplishment Funding Amount Agency Actions and dissolution Processes &
of RDA, City has New Affordable Housing Element 2013Housing limited ability to Multi-Family finance new Housing
housing. Continue Alcohol/Drug Coordinate referrals to substance abuse No additional program as Abuse treatment programs. funding Homeless Treatment Solutions
Discontinue - 2021 active program; Senior Citizen Ongoing Monitor effects of ordinance and explain No additional ordinance will
Accessory monitoring Planning provisions to senior residents. funding remain in effect Ordinance conducted. under the zoning code. Definition of
Reasonable Amend the code to update the definition of family modified, Program Accommodation ‘family’ to comply with fair housing laws. processed seven No additional Planning Completed Code Evaluate current process for any further (7) reasonable funding (10/2013) Amendment revisions needed. accommodation
requests. and Goals Objectives Housing 3| OBJECTIVE 5: To relieve overcrowded housing conditions through the efficient use of underutilized land, rent subsidies, promoting the construction of additional housing, and revising zoning standards. One (1)
Review code provisions for miscellaneous miscellaneous No additional Continue Code Review updates needed regarding housing and other amendment Planning funding. program subjects. completed in
2009. Address overcrowding and lack of available 53 (35 market Continue Overcrowding housing by assisting developers with identifying rate+ 18 No additional Planning and program as New 3 -
1 Services potential development sites and prioritize affordable) new funding. CDBG Affordable 5
funding for larger units and/or units with more 3-bedroom units Multi-Family
3 3|and Housing Goals Objectives -
16 2008-2014 2008-2014 Responsible Future Policies/ Program 2008-2014 Objective
Accomplishment Funding Amount Agency Actions
bedrooms. developed or Housing approved for development
Ongoing Further Continue Further coordination with CDBG specifically to housing grant coordination program as identify most pressing housing needs when coordination No additional Planning and between Housing Grant prioritizing funding as well as through meetings held funding. CDBG Planning and Application permitting and development. to facilitate CDBG Working Group
coordination.
OBJECTIVE 6: To protect the rights of persons to obtain housing and to provide assistance to those persons faced with displacement from their homes. Through financial assistance and a housing relocation service, the City can be effective in minimizing any hardship resulting
from displacement and relocation, while a strict adherence to a fair housing policy prohibits housing discrimination. 2007-2012: Continue Fair Housing Promote housing rights of tenants and Annual average 2010-2011: Program as Fair CDBG Services landlords. of 638 people $57.3K, Housing
assisted Counseling
Information Inglewood Inglewood Publicize Housing Rights Center information in published on Fair Housing No additional Program additional locations including broadcast on the cable channel CDBG Publicity funding. completed City’s public access channel. and throughout City Hall Housing Housing Element 2013 OBJECTIVE 7: To reduce the adverse impact of aircraft noise in residential areas.
Residential 2007-2012: 2010-2011: $10 Continue Sound Reduce impact of aircraft noise on residents. 3,176 homes RSI mill (440 homes) Program Insulation insulated OBJECTIVE 8: To create and amend zoning standards to stimulate new residential development. On residential Discontinue Offer assistance and programs to allow minor properties: Active Program; Zoning modifications, vested structure reviews, density 11 variances No additional zoning
- Planning 2021 Regulations bonuses, and other program incentives to assist 20 adjustments funding. regulations to low income and moderate income households 54 vested remain in place structure and will be
Inglewood 2008-2014 2008-2014 Responsible Future Policies/
Program 2008-2014 Objective Accomplishment Funding Amount Agency Actions reviews summarized in
9 minor mods. incentives Housing Element 2013Housing section. Ongoing Amend code to allow live-work units in some Live-Work Code dialogue with No additional Amend code by commercial areas of the City where not already Planning Amendment community and funding 12/2014 allowed. public hearings. Developed Continue to master land use make pertinent
application,
- applications, 2021 made available E-Government Provide online applications, forms, and critical No additional documents, and online along Planning
Services documents. funding. maps available with general online including plan and land use map application and zoning map. forms.
Density Bonus A density bonus program that complies with Ordinance for Adopted density No additional Expected state requirements and incentivizes the Planning Affordable bonus ordinance funding adoption 2/2014 provision of affordable housing. Housing
OBJECTIVE 9: To create sites for housing and to assist in their development. and Goals Objectives Housing 3| Evaluate new development sites and encourage New List posted PAD housing developments. Within 6 months of Development online in No additional Discontinue element adoption: Create list of potential sites, Planning Sites/ List of Housing funding program
contact relevant property owners, and publicize Vacant Land Element site list along with underutilized/vacant site list. Continue
Began program as publicizing Energy Encourage increased efficiency design and uses No additional Planning and Residential available rebate Conservation in housing units. funding. Building Energy/Water 3 and incentive -
1 Efficiency and
7 programs. Renewable
3 3| Housing Goals 3|and Housing Goals Objectives -
18 2008-2014 2008-2014 Responsible Future Policies/ Program 2008-2014 Objective
Accomplishment Funding Amount Agency Actions
Energy Energy and Develop policies and programs to facilitate ECAP adopted, $120,000 EECDB Program Climate Action energy savings throughout the City in the Planning
3/2013 Grant completed Plan (ECAP) residential and all other sectors Energy/Water Develop a central location for all rebate Efficiency No additional information (online and in print at the public In progress Building Continue Rebate funding counter) Repository
Continue
program as Provide greater coordination regarding decent Housing No additional Monitor Existing
and affordable housing and preserve the In progress Various Conservation funding Supply of existing housing stock Affordable Housing
Facilitate an ‘Over the Counter’ Site Plan Expedited solar Solar Panel No additional Program Review to facilitate a faster review period for review process Planning Installation funding completed Inglewood solar panel projects. in practice.
Housing Element 2013Housing
- 2021
4 |POTENTIAL HOUSING CONSTRAINTS
INTRODUCTION
It is important to the City that an adequate amount of quality, affordable housing be available for City residents, there are a number of factors that can encourage or constrain the development, maintenance, and upgrading of housing units. These can include governmental regulations, market constraints and incentives. This chapter discusses potential constraints on the development of housing and the actions the City takes to mitigate constraints where needed and where possible.
POTENTIAL NONGOVERNMENTAL CONSTRAINTS
State law requires an analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, and the cost of construction.
Land Availability Inglewood is a fully developed city that lacks large undeveloped properties to accommodate new residential subdivisions, with the exception of the 238-acre Hollywood Park Tomorrow site. In addition, there is no abutting vacant land that the City could potentially annex for residential purposes. All new residential development will likely occur on the few vacant lots scattered throughout existing residential neighborhoods or on underutilized residential properties. Infill will most likely occur in the City's higher density residential zones where, typically, older single- family residences will be replaced with multiple-unit apartments or condominiums.
Vacant and underutilized sites have been documented in Appendix G. Underutilized sites have been identified as sites that are built at less than fifty percent (50%) of the density permitted by right or sites that are built out but are known to have been vacant/abandoned for the past twelve months.
Hollywood Park Tomorrow Of these sites, the largest is Hollywood Park Tomorrow (238 acres) located at 1050 South Prairie Avenue; the location of the former Hollywood Park Equestrian Racetrack. The last race was held at the racetrack in December 2013. The site was previously zoned Commercial- Recreational (C-R). In 2009, the Hollywood Park Specific Plan was approved for the property which allows a variety of land uses and has been planned to include the following:
Inglewood Housing Element 2013-2021 4-1
4| Potential Housing Constraints
Residential: 2,995 units including a range of housing types Commercial Retail: 620,000 square feet Commercial Office: 75,000 square feet of office Special Event Space: 300-room hotel, 20,000 square feet of meeting space Commercial Recreation: 120,000 square foot casino Civic Space: Four (4) acres for a community oriented use Open Space: 25 acres
Demolition of all improvements and structures currently on the property is expected to begin in 2014. Development of the Plan is programmed in three primary phases: Phase I includes development of the mixed-use/commercial component and a portion of Lake Park; Phase II consists of a combination of the single-family and townhome housing units and Arroyo Park, and Phase III consists of the remainder of the single-family, townhomes, and open space.
Village Specific Plan The Village Specific Plan was adopted in 1998. The Village Specific Plan called for the revitalization of an area of the City that had been plagued by housing deterioration, business closures, excessive aircraft noise exposure and high crime rates. The Plan called for the redevelopment of commercial uses, open space, and approximately 528 residential units that were fully noise insulated. Following adoption of the plan, the commercial development was completed by 2005. The residential portion was not completed at that time.
Development Financing Interest rate considerations, in addition to the costs of building materials, labor and land, have impacted housing starts in many communities, including Inglewood. Also, since the passage of "Proposition 13" in 1978, property taxes were lowered throughout California and thereby greatly reduced the costs of maintaining housing for most property owners. This situation may discourage the resale of some properties and therefore restrict some investment in real estate necessary for creating new housing units. Resolution of these conditions can only occur at the state or national level.
Presently, interest rates in the Inglewood area are competitive with interest rates in the surrounding communities. Also, the availability of financing in the Inglewood area compares favorably with the surrounding cities. Therefore, the City of Inglewood is not impacted by these factors any more or less than the surrounding communities.
The availability of financing affects an individual’s ability to acquire or make improvements to a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions must disclose information on the disposition of a loan application by the income, gender, and race of the applicants. This applies to all loan applications for home purchases and improvements, whether financed at market-rate or through governmental assistance.
4-2 Inglewood Housing Element 2013-2021
4| Potential Housing Constraints
The following table summarizes the number of loan approvals, denials and incomplete or withdrawn applications for the City of Inglewood. Applications at all income levels have a similar rate of approval.
Table 4- 1: Disposition of Loan Applications by Income Level of Inglewood Census Tracts Tract Home Purchase Loans Home Improvement Loans Tract Income Total Orig. Denied Other Orig. Denied Other Total Level Loans (%) (%) (%) (%) (%) (%) 6005.01 Above Mod 29 58% 17% 24% 6 17% 67% 17% 6005.02 Moderate 25 48% 32% 20% 11 27% 72% 0% 6006.01 Moderate 39 54 13 33 3 3% 6006.02 Very Low 5 60 20 20 0 ------6007.02 Moderate 73 58 23 19 5 0 60 40 6007.03 Above Mod 50 54 20 26 3 33 67 0 6007.04 Moderate 27 56 37 7 0 ------6008.01 Moderate 58 60 19 21 5 80 20 0 6008.02 Moderate 22 73 9 18 6 33 50 17 6009.02 Low 41 66 23 11 5 0 100 0 6009.11 Moderate 39 62 13 25 2 0 50 50 6009.12 Low 37 73 11 16 2 50 50 0 6010.01 Moderate 10 90 0 10 1 100 0 0 6010.02 Low 46 41 20 39 1 0 100 0 6011.00 Low 7 57 0 43 1 100 0 0 6012.02 Moderate 21 62 14 76 2 50 0 50 6012.11 Low 11 55 27 18 2 0 100 0 6012.12 Low 24 42 17 41 1 0 100 0 6013.01 Above Mod 23 57 26 17 2 50 50 0 6013.02 Low 60 50 12 38 3 0 0 100 6013.03 Low 32 44 22 34 0 ------6014.01 Low 31 48 39 13 7 14 29 57 6014.02 Moderate 24 58 25 17 4 25 25 50 6015.01* Very Low 11 45 55 0 1 0 100 0 6018.01* Low 20 55 15 30 1 0 100 0 6019.00 Low 27 56 19 25 2 50 0 50 6020.03 Low 22 46 9 45 0 ------6020.04 Moderate 37 49 22 29 7 29 43 28 City Total 851 56% 20% 24% 83 25% 51% 23% Source: Federal Financial Institutions Examination Council-HMDA 2011 data
Land and Construction Costs According to the former Inglewood Economic Development Division, residentially-zoned land in Inglewood ranges from $85 per square-foot to $280 per-square-foot depending on the size of lots in an area and several other factors including but not limited to the quality of the neighborhood, property zoning and the degree of noise-impact from overhead aircraft. The estimated average value for single family lots is about $90-152 per-square-foot. The estimated average value for multiple family lots is $100-172. The cost of vacant land would differ but due to the lack of vacant parcels, it is difficult to establish a range or reasonable value. Development sites are normally obtained through the acquisition of property that is already Inglewood Housing Element 2013-2021 4-3
4| Potential Housing Constraints improved, typically with one or two houses. According to the Inglewood Building and Safety Division, in addition to the increased purchase cost for such improvements, the removal of existing structures to prepare a site for new development may cost another nine to thirteen dollars per square-foot to demolish.
Land costs in Inglewood are reasonably competitive with neighboring communities and (in relative terms) do not cause constraints on the construction of new residential units. Land costs in some neighboring South Bay area cities range from values equivalent to those in Inglewood. However, areas such as Manhattan Beach, Redondo Beach and Torrance have property values that may exceed $450 per square-foot in prestigious beach areas. Most South Bay communities are similar to Inglewood in that there is very little vacant land and most new residential development will occur as in-fill development on already improved but underutilized land.
In a regional context, land costs in Inglewood are higher than may be found in outlying areas of Los Angeles County, but minimal commuting time and commuting costs to major commercial and industrial centers offer some compensation for the resulting higher purchase or rental costs of housing in Inglewood (and all of the South Bay area). Construction costs cannot be considered a constraint on development in Inglewood as compared to all other communities in the Los Angeles urban area. The costs of labor and materials are not affected by jurisdictional boundaries.
Aircraft Noise The southern and central areas of Inglewood are located immediately below the Los Angeles International Airport approach paths for incoming aircraft. As a result, portions of Inglewood are impacted by overhead jet aircraft noise. According to federal standards, areas that equal or exceed a Community Noise Equivalent Level (CNEL) of 65 decibels are deemed to Figure 4- 1: Aircraft descending toward LAX Airport (1/2014) be noise-impacted. This also includes certain areas impacted by street traffic noise. Title 24 of the California Administrative Code requires that all new residential construction (except single family residences) located in such noise-impacted areas be sound-insulated to reduce the interior CNEL to 45 decibels. The Inglewood Building and Safety Division estimates that the additional materials to sound- insulate new residential structures result in increased construction costs of approximately five percent. However, much of the insulation necessary to satisfy the energy conservation standards will also provide sound insulation. Therefore, the actual increase in costs to sound- insulate will typically be approximately an additional one or two percent. One constraint on new construction is that HUD cannot fund new residential construction in noise-impacted
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4| Potential Housing Constraints areas. The following table identifies the location of the LAX noise contour from jet activity that affects major areas of Inglewood.
Figure 4- 2: Aircraft Noise Contours (Los Angeles World Airport)
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Noise is also a major constraint to the maintenance of the existing housing stock. According to the “Aircraft Noise Mitigation Plan” (June 30, 1998) close to 11,000 existing units are affected by high noise levels. Of these, approximately 2,319 units are proposed to be acquired and demolished in specifically designated Redevelopment Project Areas. The remaining approximately 8,700 units are potentially eligible for noise insulation retrofitting. Conservatively, total noise-insulation costs are estimated to be $34,279 for single-family homes ($43,500 with air conditioning) and $26,534 per unit for multiple-family complexes ($35,500 with air conditioning). By the year 2000, the City had insulated 827 units. During 2001-2003, 726 units were noise-insulated. The City filed a lawsuit against LAWA regarding aspects of its proposed expansion plans. It caused a cessation of funding and placed the program on hold until the lawsuit was resolved. Grant funding began flowing in again in late 2006. As a result, only 885 units were insulated between 2004 and 2006. During 2007 and 2008, there were 1,113 units insulated or in design stages waiting for insulation to be installed. An additional 5,129 or more units remain inside the noise contour and eligible for sound insulation. The program has experienced an approximately 80% participation rate. If that participation rate holds the City will require approximately $176.4 million in total funding to insulate the remaining 5,129 units.
Seismic and Geological Hazards The City of Inglewood is located within the Los Angeles basin on the alluvial-filled Torrance Plain between two, low anti-clinal hills: the Baldwin Hills to the north and the Rosecrans Hills to the east and south. Generally, surface soils throughout the City are underlain by soils associated with Pleistocene-age Lakewood Formation. These soils are characterized by abundant secondary clay, blocky to prismatic structure, and reddish brown colors. Geologic hazards related to soil and geologic conditions include erosion, landslides, expansive soils (subject to shrink and swell behavior), weak soils (subject to failure) and land subsidence affect the entire City has been mapped as situated along the Newport-Inglewood fault zone (the Townsite and Potrero strands). The City of Inglewood does not suffer from extreme variations in soils expansiveness. The soil characteristics that contain heavy clay mean that the City is not subject to soils subject to liquefaction during an earthquake. The Soils and Geologic policies contained in the Inglewood Safety Element stress the need for identification and awareness of soil contamination and geologic hazards in the planning and development of the future urbanization of the City. Housing development should generally not be constructed in a “No Build” Setback Zone or within a Fault Trenching Study Area. During 2000-2007, a detailed study of seismicity was required for some residential projects that were situated near a “No Build” Setback Zone. This review of potential impacts was done in conjunction with the development review process in order to identify and assess site-specific conditions. Geotechnical investigations are generally required to be performed prior to site development.
Schools The City of Inglewood is served by ten elementary, four kindergarten through eighth grade, two middle, two high schools and three small schools that provide continuation and adult education
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4| Potential Housing Constraints operated by the Inglewood Unified School District (IUSD). According to the IUSD, there is a total of 10,527 elementary school, 2,698 middle school and 4,798 high school seats available to serve Inglewood residents.
According to the Inglewood Unified School District’s facilities Planning and Finance Analysis, most of the schools in Inglewood are operating below capacity. During the 2012-2013 school year there were 14,208 students enrolled with a total available capacity within the district of 19,176. Therefore, the district is operating at approximately 74 percent (%) of capacity. Using IUSD Student Generation factors, the 1,013 housing units established in the City’s Regional Housing Needs Assessment (0.35 for K-6 students, 0.15 for grades 7-8 students Figure 4- 3: Inglewood Unified School District, est. 1953 and 0.20 for grades 9-12 students) would require 710 classroom seats.
California Government Code Section 65996 specifies an acceptable method of offsetting a project’s effect on the adequacy of school facilities as the payment of a school impact fee prior to issuance of a building permit. California Government Code Sections 65995-65998, sets forth provisions for the payment of school impact fees by new development as the exclusive means of “considering and mitigating impacts on school facilities that occur or might occur as a result of any legislative or adjudicative act, or both, by any state or local agency involving, but not limited to, the planning, use, or development of real property.” [§65996(a)]. The legislation goes on to say that the payment of school impact fees “are hereby deemed to provide full and complete school facilities mitigation” under CEQA. [§65996(b)]. The school district is responsible for implementing the specific methods for mitigating school impacts under the Government Code. The school impact fees and the school districts’ methods of implementing measures specified by Government Code 65996 would partially offset project-related increases in student enrollment. The General Plan contains policies that support a system of open communication between the City, school districts and the development community in order to coordinate the activities of each to achieve the highest quality of education for all public school students. The City continues to encourage school districts and developers to engage in early discussions on proposed development projects in the City.
Water Water supply is assumed to be in place or will be constructed as needed to sufficiently serve the additional housing units anticipated for the 2008-2014 planning period. As of December 2008, water supply for Inglewood is currently provided by the Metropolitan Water Company or
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Golden State Water Company. A water supply analysis will be conducted as part of the Inglewood General Plan Update. The water companies are also required to perform periodic assessments as part of the CEQA environmental review for individual development projects. In addition, the Los Angeles County Regional Water Quality Control District, through the 2005 Urban Water Management Plan, has prepared macro-level forecasts of water supply and demand in Los Angeles County through the year 2030. These studies indicate that water supply is adequate for the anticipated growth and development of the City. In addition, since the adoption of Senate Bill 610 (2001), all projects that demand an amount of water equivalent to, or greater than, the amount of water required by a 500 dwelling-unit project have been referred to the local water suppliers for a water supply assessment. This process is intended to confirm that an adequate water supply is available to accommodate current development as well as future anticipated development consistent with the City’s General Plan. The City also implements water conservation and water recycling programs to maintain a reliable, sustainable and drought-proof supply of water to the City. In summary, the current water supply is expected to accommodate growth according to the City’s current General Plan through 2020 and does not pose a constraint to residential development.
Inglewood Efforts to Address Nongovernmental Constraints The City of Inglewood makes an effort to aid in the production and maintenance of affordable housing. These efforts are primarily in the form of financing assistance and include: deferred loans and residual receipts loans. The former Redevelopment Agency previously offered additional financing assistance including: site acquisition, pre/direct development costs, permanent financing, 2nd Trust Deeds, piggy-back grants, and grants for remediation.
POTENTIAL GOVERNMENTAL CONSTRAINTS
State law requires an analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, and the cost of construction. To obtain valuable feedback on potential governmental constraints, in February 2013 the Planning Division held a roundtable discussion of affordable and for-profit housing developers that have developed or rehabilitated housing in the City recently. Staff led the group in a discussion on previous City successes and areas for improvement in the processing and construction of their respective developments. The developers indicated the following successes and areas for improvement:
Success Area for Improvement Staff accessibility Timeline for Entitlement review and inspection process= increased carrying costs Phasing plan development Consistency of staff assigned Coordination between departments
In order to address the majority of the issues cited by affordable housing developers, the City proposes to assign a City staff member as ombudsman for each affordable housing
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4| Potential Housing Constraints development project. The ombudsman would be assigned for the extent of the approval/permitting process and would serve as a liaison between the developer and reviewing City staff to better ensure a smooth review process.
Development Regulations
Zoning Code The zoning regulations in Inglewood are intended to regulate the quality of housing and to assure a balanced diversity of housing types. Inglewood's zoning standards generally are not considered to be restrictive. The maximum density permitted in the City's most common multiple-family zone, R-3, is often not fully utilized by developers. The City's lowest density zone, R-1 requires a minimum of five thousand square feet of lot area for a single-family residence. Building setbacks and height limitations are comparable to the requirements of neighboring communities. Residential units require the same amount of parking (2 fully enclosed spaces) regardless of the unit size or number of bedrooms.
The zoning classifications of land in Inglewood do not preclude developers from constructing additional housing units. Unlike many cities that are predominantly zoned for single-family dwellings and thereby exclude or limit multiple-unit structures, Inglewood's R-1 (One-family) zoned properties constitute only about 43 percent of all residentially-zoned land (about 1,100 acres). The remaining 57 percent (about 1,450 acres) permits two or more dwelling units per lot, and the great majority of these properties have not yet been fully utilized to provide additional housing units.
The Land Use Element of the Inglewood General Plan establishes policies, goals and objectives that allow a range of housing types in the City of Inglewood. The City’s Zoning Code contains development standards for the various zoning designations. As shown in the following table, the Zoning Code has ten (10) zones that allow residential development. All ten allow single- family housing and seven (7) of the zoning designations allow multiple-family housing.
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Table 4- 2: Residential Zoning Designation Density (Units per acre, Zoning Designation Residential Type(s) unless otherwise specified) R-1 (One-Family) 1 per lot Single-family R-1Z (One-Family/Zero Lot Line) 1 per lot Single-family R-1½ (Limited Two-Family) 8 Single-family, duplex R-2 (Limited Multiple-Family) 14 Single-family, duplex, multiple-family R-2A (Limited Multiple-Family) 11 Single-family, duplex, multiple-family R-3 (Multiple-Family) 39 Single-family, duplex, multiple family R-4 (Multiple-Family) 54 Single-family, duplex, multiple-family R-M (Residential and Medical) 39 Single-family, duplex, multiple-family Hollywood Park Specific Plan (HPSP) 15-84 Single-family, duplex, multiple-family As a part of a mixed use development: single- C-1 (Limited Commercial) 43 family, duplex, multiple-family
The Inglewood Municipal Code requires a minimum of 6,000 square feet of lot area for the creation of new residential lots. However, under certain circumstances the Municipal Code does allow a minimum residential lot size of 5,000 square feet. Additionally, the percentage of land designated for residential development per the General Plan and the various residential zones is approximately 50 percent (50%) which exceeds the national average of 39.5 percent (39.5%). The following table presents an overview of the City’s residential development standards for each zone:
Table 4- 3: Residential Development Standards Front Yard Setback Rear Yard Setback Height Requirement Zone Side Yard Setback (feet) (feet) (feet) (feet) R-1 25 5 25 35 R-1Z 20 0 and 10 16 35 R-1½ 25 5 25 20 R-2/R-2A 20 5 25 35 R-3/P-1 20 7 to 10 20 40 R-4 15 7 to 10 15 52 to 75 R-M 20 7 to 10 20 75 Varies, generally 5 to HPSP 5 5 75 10 Corner Side: As needed As needed for Minimum three (3) C-1 for landscaped buffer 15 landscaped buffer stories, no maximum. Interior Side: 10 Source: Inglewood Municipal Code
Parking Requirements: The parking requirement for residential dwelling units is two fully enclosed parking spaces for all unit sizes, regardless of the number of bedrooms. A complete list of parking requirements is as follows:
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Table 4- 4: Parking Requirement by Housing Unit Type Unit Type Parking Requirement Dwelling Unit (0+ bedrooms) 2 fully enclosed spaces per unit Dormitories, Fraternities, Sororities, Boarding Houses, 2 enclosed plus 1 per guestroom (that can Adult Group Housing accommodate up to two beds) Senior Citizen Residential Facilities 1.5 enclosed spaces per unit 2 spaces plus 1 per 3 beds or 1 per 1.5 units, whichever Convalescent Residential Facilities is greater Residential Trailer Parks 1 covered space per trailer pad plus 1 space per 2 units For multi-unit developments with 6 or more units, 1 Visitor Parking space per 3 units Source: Inglewood Municipal Code
The parking requirement effectively serves as an incentive to build larger multi-bedroom units which would in turn mitigate overcrowded conditions. Based on input from local non-profit developers, the parking requirements do not pose a significant burden or constraint on residential development projects. However, they did indicate that offering a parking reduction or flexibility in meeting certain parking requirements would be beneficial to include in the City’s density bonus ordinance for affordable housing development.
Second Dwelling Units: In June 2004 the City Council of the City of Inglewood adopted Ordinance No. 04-12 to amend the Municipal Code to prohibit second dwelling units in the R-1, R-1Z and R-1½ zones. Consideration was given to the environmental impacts, regional cumulative effects and related issues associated with a proposed second-unit ordinance that would allow up to 6,493 detached second units in R-1, R-1Z and R-1½ zoned neighborhoods. Technical data was reviewed by the Council regarding thresholds, criteria and standards typically considered by local, regional and state agencies when reviewing environmental documents pursuant to the California Environmental Quality Act (CEQA, Public Resources Code Section 21000, et. seq.,). The analysis and environmental assessment for second-unit ordinance considerations involved an examination of four different scenarios as follows: The development of a maximum of 1,648 second units in the City of Inglewood The development of a maximum of 3,247 second units in the City of Inglewood The development of a maximum of 6,493 second units in the City of Inglewood Prohibit development of second units for properties that are zoned R-1, R-1Z and R-1½.
The City Council adopted Ordinance No. 04-12 with seven (7) findings, based on a recommendation from the Planning Commission, and staff analysis and research presented in the matter.
Building Code The City of Inglewood enforces all applicable provisions of the Uniform Building Code (UBC) for the construction, enlargement and demolition of housing. Inspections occur at various stages of development to ensure compliance with state and local requirements. The Building Division is responsible for the enforcement of all building related codes and ordinances to ensure the health, safety and welfare of existing residential buildings and new construction; and to safely secure life and property from hazards incident to the occupancy of residential buildings. The Inglewood Housing Element 2013-2021 4-11
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Building Division enforces the following codes.
Table 4- 5: Construction Code Applicability to Housing Construction Code Applicable Residential Type 2013 California Building Code Single Family, Duplex, Multi-Family 2013 Fire Code Single Family, Duplex, Multi-Family 2013 California Plumbing Code Single Family, Duplex, Multi-Family 2013 California Mechanical Code Single Family, Duplex, Multi-Family 2013 California Electrical Code Single Family, Duplex, Multi-Family 2013 California Energy Code Single Family, Duplex, Multi-Family 1997 Uniform Housing Code Single Family, Duplex, Multi-Family 1997 Uniform Code for the Abatement of Dangerous Buildings Single Family, Duplex, Multi-Family Source: Inglewood Building Division (1/2014)
In addition to the above codes, the Building Division enforces local and regional fire and building and safety code regulations established for the region and the City of Inglewood.
The Building Division Inspection Section conducts inspections and has processes designed to investigate neighborhood blight and illegal residential construction. Their processes also ensure the proper development of safe and habitable residential dwelling units. The building and Safety Division conducts inspections and prepares residential presale reports. This process requires an inspection when there is a change of ownership of a residential building in the City. A residential pre-sale report must be filed by the current property owner. The presale report determines if the property contains uses that are consistent with the residential zoning and identifies observed structural, electrical, mechanical, or plumbing and other building violations. The prospective buyer is made aware of all issues related to the property. This process helps remove the uncertainty sometimes involved in purchasing a home and allows the prospective buyer more information that will aid him/her in making an informed decision for such a critical matter. The Planning Division provides the Building Division with the zoning information and information related to past discretionary actions issued for the property such as zone adjustments, variances, special use permits, etc.
The Building Division also has a Demolition/Board-Up Permit process. This permit is required for the demolition or long-term non-use of a structure. All building demolition is performed on a contractual basis, utilizing private certified and bonded demolition contractors. Residential buildings that are vacant, but structurally sound, are secured in the hope of preserving them for future rehabilitation and occupancy. The Building Division maintains a list of all demolished buildings in the City of Inglewood.
The Federal Fair Housing Act of 1998 and the Americans with Disabilities Act (ADA) are applied to all new construction in the City of Inglewood. These regulations codified within Title 24 apply to all new multiple-family developments with three or more units and in condominium developments with four or more units.
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The Uniform Building Code provides regulations for designing buildings to withstand maximum probable earthquakes. Additionally, Inglewood is located astride the Newport-Inglewood Fault which requires most construction to comply with additional seismic design criteria in accordance with the Alquist-Priolo Special Studies Zone Act. The Inglewood Building and Safety Division estimates that the additional structural strengthening requirements for residential buildings results in increased construction costs of less than five percent. Single-family residences and additions not exceeding a fifty-percent increase in valuation are exempted from these provisions.
Title 24 of the California Administrative Code sets forth mandatory energy standards for new development and requires adoption of an energy budget for new housing construction. The energy regulations mandate certain building and insulation requirements for new residential construction and these regulations are also applicable to additions to existing residences.
Local governments are responsible for enforcing energy conservation regulations. The Building and Safety Division is responsible for enforcing Title 24 regulations in Inglewood. Plans submitted by contractors and homeowners are reviewed for compliance with one of the following energy conservation alternatives:
Alternative 1: The passive solar approach that requires a significant amount of south-facing glazing, moderate-insulation levels and large areas of “thermal mass.” Alternative 2: Installation of glazing with low coefficient of heat transfer and low coefficient of solar heat gain to reduce heat loss and heat gain loads. Alternative 3: Requires higher levels of insulation than Alternative 1, but has little or no thermal mass or window orientation requirements.
Additional energy conservation measures that may be implemented in a residential construction project include: Locating indoor areas of maximum usage along the south face of the building and placing corridors, closets, laundry rooms, the power core, and garages along the north face; Installing higher efficiency heating and cooling equipment; and Designing air distribution duct systems attached to HVAC equipment to efficiently transfer heated or cooled air throughout the house.
Local utility providers offer energy conservation assistance programs to Inglewood residents. The Gas Company offers senior citizens and disabled persons reduced bills. Southern California Edison offers a variety of energy conservation services under the Low-Income Energy Efficiency programs (LIEE), which help qualified homeowners and renters conserve energy and control electricity costs. Services include weatherization, efficient lighting and cooling, refrigerator replacement, and energy conservation. In addition, Southern California Edison participates in the California Alternate Rates for Energy (CARE) program that provides a 15 percent discount on electrical bills for low-income customers.
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There are alternative methods for builders to satisfy these regulations; therefore, the additional costs imposed upon new construction can vary greatly. (The City often requires that remodeled residences or condominium conversions be provided with attic insulation; these costs are relatively minor.) In most cases, the additional costs of conforming to these regulations are recouped within one or two decades by decreased utility bills. As energy costs continue to rise, the time period to recoup conservation investments may be substantially shorter. The facts that energy conservation measures eventually pay for themselves and that all jurisdictions in the state must comply with the same minimum regulations do not result in any apparent constraint on the construction of new housing in Inglewood.
In summary, Inglewood conforms to the standards of the Uniform Building Code. This Code is utilized throughout the State of California and therefore the enforcement of its regulations does not create any unique constraints on new construction or the rehabilitation of housing in Inglewood.
Application and Permit Processes The following table identifies typical processing timelines for the most frequently received residential projects. Each application is discussed in further detail below
Table 4- 6: Typical Applications Required by Project Type Multi-Family Units in R Multi-Family in non-R Single Family Residence zones zone via PAD Site Plan Review Site Plan Review PAD Building Plan Check Initial Study Site Plan Review Tentative Parcel Map Initial Study Final Parcel Map Tent. Parcel Map Building Plan Check Final Parcel Map Building Plan Check Estimated Total 3-4 months 4 months 9 months Processing Time Source: Planning and Building Department
Planning Process The zoning code specifies whether a residential type is permitted or permitted with a Special Use Permit. Permitted residential uses are those that require only a ministerial Site Plan Review and a Special Use Permits is a discretionary review. The following table identifies the permit type required for each residential use in each residential zone. As indicated, multi- family developments in the R-2, 3, and 4 zones are permitted by right and do not require a discretionary review.
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Table 4- 7: Permit Type Required for Residential Uses by Zone Residential Use R-1 R-2 R-3 R-4 R-M P-1 C-1, 2, 3 M-1 Single Family P P P P P P P P (caretaker) Multi- Family NP P P P P P Live-Work/Caretaker P (L-W) P (caretaker) Residential Care <6p P P P P P P Residential Care >6p SUP SUP SUP SUP SUP SUP Emergency Shelter <6p P P P P P P P (C-2) P Emergency Shelter >6p SUP SUP SUP SUP SUP (C-2) P Manufactured Homes P P P P Mobile Homes Transitional Housing P P P P P P P SUP** Supportive Housing P P P P P P P NP Group Housing <6p P P P P P P NP NP Group Housing >6p SUP SUP SUP SUP SUP SUP NP NP P=Permitted by Right SUP=Special Use Permit PAD=Planned Assembly Development *Artist Live/Work Studios are permitted in the C-1 zone in the downtown area **Transitional HSG allowed in M-1 zone ancillary to an adult education or military reserve.
The time required to process an application for residential development depends on the size of the proposed development, the projected environmental impacts of the project, and the number of approvals needed. The following table identifies the typical processing time for each application that a residential project could be subject to. All residential projects are not subject to all of these applications. In addition, the City allows the concurrent processing of tentative tract maps with the Site Plan Review, Special Use Permit, and Planned Assembly Developments. The City also allows final maps to be processed during construction, requiring only that the final map be recorded prior to issuance of the Certificate of Occupancy.
Table 4- 8: Permit Timeline and Approving Body Type of Approval or Permit Typical Processing Timeline Approval Body Site Plan Review 3-4 months City Staff Special Use Permit 3 months Planning Commission Planned Assembly Development 6-8 months Planning Commission Zone Adjustment 2 months Planning & Building Director Zone Variance 2 months Planning & Building Director Zone Change 5 months City Council General Plan Amendment 5 months City Council Tentative/Final Parcel Map 2 months/1 month City Staff Tentative/Final Tract Map 5 months/ 4 months City Council Planning & Building Director, Negative Declaration 1-2 months Planning Commission, or City Council Planning Commission, or City Environmental Impact Report 12-18 months Council
Typically, the City will meet with an applicant for one or more pre-submittal consultations to ensure the conceptual plan will meet basic zoning requirements prior to the applicant finalizing their plans. The applicant is often recommended to speak with the Public Works Department,
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Fire Department, utility companies, and any other relevant reviewing agencies prior to application submittal. After completing the pre-submittal consultation, the applicant will then submit any discretionary review applications first followed by a Site Plan Review application after obtaining discretionary approvals. After obtaining Site Plan Review, the project is reviewed by the Building Division for plan check and issuance of construction permits. As previously mentioned, the Building Division conducts plan check concurrent with Site Plan Review if requested by the applicant.
Due to the generally built out nature of the City, applicants proposing residential developments often now look for underutilized non-residentially zoned property for construction of Planned Assembly Developments.
The following discussion provides a more detailed description of the applications that affect residential/housing considerations and that are processed by the Planning Division.
Site Plan Review The purpose of Site Plan Review (SPR), a ministerial process, is to assure that future development in the City of Inglewood will make a positive physical contribution to the community by enhancing or upgrading the built-environment of the City. While the provisions of the Zoning Code establishes certain minimum design standards, the exclusive application of only minimum standards may cumulatively result in development projects that fail to provide such enhancement or upgrading.
Therefore, the Site Plan Review procedure has been established to permit the additional consideration and application of optimum rather than minimum design standards, based on the individual needs and circumstances of each proposed development project, in addition to satisfying the intent and policies of each project site’s respective zone. Site Plan Review considers on-site and off-site vehicular and pedestrian circulation; emergency accessibility; site layout and building orientation; architectural design and neighborhood compatibility; landscaping and related site improvements; parking accommodations; signs and other applicable design considerations.
A Site Plan Review is required for: Any new structure that has a structural value that exceeds $20,000.00; or The value of any proposed enlargement, remodeling or alteration of any existing structure, or complex of structures, in any zone except R-1, R-1½, R-2 or R-2A that exceeds $20,000.
The exceptions for enlargements, remodeling or alterations in the aforementioned zones serve as a housing-friendly mechanism to allow and encourage additional living area for existing residential uses. Additional living area fosters maintenance, rehabilitation and modernization of the existing housing stock in the City. Also, it helps address overcrowding considerations. Following submittal of a Site Plan Review application, the Planning Division routes a set of plans to the Los Angeles County Fire Department and the City of Inglewood Public Works Department for review and comment. The comments from both departments are incorporated along with 4-16 Inglewood Housing Element 2013-2021
4| Potential Housing Constraints the Planning Division comments to ensure that the applicant is apprised early in the process of all applicable requirements. Upon re-submittal of corrected plans, the Planning Division will approve the plans.
Tract and Parcel Maps Subdivisions in the City of Inglewood are handled in accordance with the Subdivision Map Act of the State of California. Per the City’s subdivision regulations, a Subdivision Committee reviews parcel maps (four or fewer lots) and tract maps (five or more lots). The Committee, comprised of Planning, Building and Safety, Public Works, and the Los Angeles County Fire Department, determines if the proposed subdivision meets all applicable provisions of the law. Once the map complies with applicable laws, the committee issues a Notice of Map Approval for the tentative map. Subsequently, upon completion of the review of the final map, a Notice of Map Approval is issued for the final map. The typical review period for the maps is approximately six to eight weeks (total) for the tentative and final parcel map, as well as for the tentative and final tract map. However, tract maps are required to receive Planning Commission and City Council approval before final City approval is granted and before the map is submitted to the applicant for recordation with the Los Angeles County Recorder. The average timeline for tract maps is approximately three-to-four months. Since 2008, eleven (11) residential subdivision applications have been submitted.
Special Use Permit Special uses are those uses of property, which may be allowed only if specifically authorized by approval pursuant to the Special Use Permit (SUP) provisions. Special uses are deemed to be those uses that possess unique or special characteristics or needs and that may adversely affect the occupants of the subject property or of neighboring properties or the general public unless restrictions, site improvements and/or other conditions are imposed upon the subject property or use so as to satisfactorily mitigate, eliminate or prevent their potential adverse effects.
In processing an SUP application, the staff prepares an objective report to the Planning Commission identifying and evaluating such variables as building orientation and size, traffic generation, noise, hours of operation, parking considerations, environmental assessments, aesthetics, landscaping, and overall compatibility of the proposed use with the neighboring properties.
The typical processing time for an SUP application will sometimes vary depending upon the complexity and magnitude of the proposal. However, it takes approximately two (2) months to process an SUP request from the date of submittal of a completed application to the Planning Commission public hearing. The Planning Commission’s determination is final unless appealed to the City Council. If an SUP determination is appealed, the City Council’s determination is final. New condominiums and condominium conversions are the typical residential uses processed under the SUP procedure. Additionally, as previously mentioned earlier in this Element, Planned Assembly Developments are processed under the SUP provisions. Lastly, group homes, convalescent facilities and similar congregate care facilities (exceeding six residents) are processed under the SUP provisions. Inglewood Housing Element 2013-2021 4-17
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Once the special use permit application hearing date has been selected, a staff report is prepared that contains a description of the special use permit request, land use and zoning and provides a detailed analysis of the request. The staff report also considers the proposed use in relation to surrounding properties, and provides a staff recommendation to the Planning Commission. The Planning Commission may grant a Special Use Permit if it can make the required findings.
In granting a Special Use Permit, the Planning Commission or City Council may impose conditions, restrictions, and/or site improvement requirements to assure that the proposed use or development of the site shall continue to satisfy the findings required for the granting of the Special Use Permit.
Recommended conditions of approval are included as part of the staff report. Copies of the staff report are normally available four (4) to five (5) working days before the scheduled public hearing.
Zone Changes/General Plan Amendments/Zoning Code Text Changes A zone change, general plan amendment or a text change to the Code can be initiated by an applicant, by motion of the Planning Commission or City council, or by the Community Development Director. The City of Inglewood continues to be open to considering new ways of increasing housing opportunities in the City.
Zone Adjustments Whenever a strict interpretation of certain provisions specified in the Zoning Code would result in practical difficulties in the permitted use of property, the Director of Planning and Building (or Planning Commission on appeal) may grant an adjustment to permit a minor adjustment in certain specific situations including: reduction of residential side or rear yard setbacks, reduction in the distance between buildings on the same lot, one (1) foot increase in the height of walls or fences, and others. When the appropriate findings can be made, adjustments are granted and serve as a mechanism to foster additional living area for existing homes and for new residential units.
Variances A variance to modify one or more zoning provisions of the Zoning code may be granted where it is alleged that practical difficulties, unnecessary hardships and consequences inconsistent with the purpose of the Code would result from the strict and literal interpretation and enforcement of certain zoning provisions. However, a variance cannot include an increase in the number of allowable residential units, the development of a non-permitted use, a waiver or reduction of any required fee, or a waiver or alteration of any zoning procedure for applications, hearings and the like. Furthermore, any variance that is granted is subject to such conditions as will assure that the modification thereby authorized shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which the subject property is situated. 4-18 Inglewood Housing Element 2013-2021
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Variances are rarely requested for residential purposes. When a request is made relative to residential property it is generally for an increase in the height of a fence that goes beyond what an adjustment would allow. Since 2008, eleven (11) residential variances have been requested.
Building Plan Check Process The following tables list the typical building plan check processing timelines.
Table 4- 9: Building Plan Check Timelines New Construction Processing Time Under $100,000 6 weeks $500,000 and more 8 weeks
Additions/Alterations Under $20,000 3 weeks $20,000 and more 4 weeks
Source: Building Division (2011)
Application and Permit Fees The City of Inglewood reviews projects for compliance with zoning, building, electrical, plumbing and fire codes and also conducts on-site inspection of buildings under construction. Permit fees are charged to partially cover the cost of the review and inspection process as well as to provide public services and amenities to new households. The developers of new residential units typically pay fees to the Planning and Building Department, Public Works Department, Inglewood Unified School District, and Los Angeles County Sanitation District. The following is a listing of the fees that may be applied to new single and multiple family residential developments, more detailed construction permit information can be found in Appendix C:
Table 4-10: Typical Application Fees for Housing Development in Inglewood Application Type Single Family Multi-Family Site Plan Review $500 + 1% of the construction cost $500 + 1% of the construction cost Variance $1,300 $1,300 Zone Adjustment $500 $500 Design Review $750 $750 Tract Map $6,250 + $160/lot; $100/condo $6,250 + $160/lot; $100/condo Parcel Map $2,600 $2,600 CEQA-Categorical Exemption $175 $175 CEQA-Initial Study, Neg. Dec $1,500 $1,500 CEQA-Initial Study, MND $2,150 $2,150 CEQA-Initial Study, EIR $5,424+consultant fees $5,424 + consultant fees Building Plan Check/Permit Based on valuation Based on valuation Energy Plan Check Fee 5% of Plan Check, maximum $500 5% of Plan Check, maximum $500 Strong Motion Instrumentation 0.01% of valuation 0.01% of valuation
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Fee New Dwelling Unit Construction $175/One bedroom unit, add $50 for $175/One bedroom unit, add $50 Tax each additional bedroom for each additional bedroom 2% of Building Permit Fee, maximum 2% of Building Permit Fee, Plan Maintenance Fee $500 maximum $500 Electrical Permit Mechanical Permit varies-see Appendix for detailed varies-see Appendix for detailed Sewer Permit breakdown breakdown Plumbing Permit Grading Permit $163 for 100 cubic yards $163 for 100 cubic yards Public Works Varies Varies LA County Sanitation District $4,350 per SFR on a vacant lot $2,610 per unit on a vacant lot Inglewood Unified School District $4.44 per square foot for new $4.44 per square foot for new (IUSD) developments over 500 square feet developments over 500 square feet Park Fee (Quimby) None None Source: Building Division, Public Works Department, IUSD, LA County (January 1, 2014)
The building permit fee includes charges for strong motion review, green building, sewer connection, plan maintenance, new residential construction tax, and energy plan check. The following table compares the city fees charged for two recently permitted, typical single family residences. In determining sanitation fees, the lots are assumed to be vacant.
Table 4- 11: Single Family Residence Permit Fee Analysis SFR #1 SFR #2 (11811 Christopher- (3926 S. 108th St, Average 2,173s.f.) 1,900s.f.) City Permit Fees (Plng, PW, Bldg) $5,111 $6,637 $5,874 Outside Agency Fees (LACo Sanitation, $4,350+$9,713= $4,350+$8,493= $13,453 IUSD) 14,063 12,843 Construction Valuation $226,000 $158,500 $192,250 Proportion of City Fees to Valuation 2.2% 4.2% 3.2% Proportion of Fees to Construction Value 8.5% 12.3% 10.4% Source: IMC, Building Division, Public Works Department, IUSD, LA County Sanitation District (2011)
The following table compares two recently permitted multi-family developments and the fees that would be charged (per unit). For purposes of calculating sanitation fees, the lots are assumed to be vacant:
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Table 4- 12: Multiple Family Residence Permit Fee Analysis MFR #1 (812 Osage) MFR #2 (711 Inglewood) Average City Permit Fees (Planning $2,847 per unit $4,749 per unit $3,798 Public Works, Building) Outside Agency Fees (LACo $8,574 per unit $4,954 per unit $6,764 Sanitation, IUSD) Construction Valuation, per $200,000 $157,357 $178,679 unit Proportion of City Fees to 1.4% 3.0% 2.2% Valuation Proportion of All Fees to 5.7% 6.2% 6% Construction Value Source: IMC, Building Division, Public Works Department, IUSD, LA County Sanitation District (2011)
The above single- and multi-family permits were issued under the City fee schedule that was in effect through 2013. As fees were increased on January 1, 2014, permit fees would be higher for these projects if permitted after that date. It is estimated that for construction of a new single family home, City permit fees would be an average of approximately $2,131 higher which would make City permits equivalent to 4.2 percent (%) of the construction cost. For multi- family developments, it is estimated that City permits would be higher by an average of approximately $1,455 per unit which would make City permits equivalent to 2.9 percent (%). As such, the new fees do not appear to present a substantial constraint on housing development.
The following table compares the fees for several common planning entitlements. Inglewood’s planning fees are substantially lower than those of surrounding cities.
Table 4- 13: Planning Fee Comparison With Other Cities Negative City CUP/SUP Variance Zone Change Declaration Inglewood $1,800 $1,300 $2,500 $1,500 $3,398 + $138 $3,398 + $138 $814+ $70 for for every for every 10,000 $4,920+ $275 for every 10,000 s.f. of every 10,000 Hawthorne 10,000 s.f. of s.f. of lot area lot area over 20,000 s.f. s.f. of lot area lot area over over 20,000 s.f. over 20,000 s.f. 20,000 s.f. Based on staff/consultant/attorney $4,185 + El Segundo $8,220 $8,220 time consultant fee
LA County $8,281 $8,281 $12,336 + $180 if referred to Fire $2,904
Source: City websites (2014)
The following table compares the cost for obtaining planning and building approval of a 500 square-foot residential building addition in Inglewood and eighteen other Los Angeles County jurisdictions:
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Table 4- 14: City Comparison of Permit Fees for a 500 Sq. Ft. Single Family Residential Addition City Permit Issuance Fee ($) Plan Check ($) Manhattan Beach 515 513 Compton 523 427 Hermosa Beach 663 829 Norwalk 700 575 Culver City 766 554 Inglewood 769 630 Lynwood 770 796 Gardena 792 516 Redondo Beach 797 698 Hawthorne 840 860 Lawndale 992 992 Bell 995 995 Cerritos 1,015 834 Downey 1,027 672 Palos Verdes Estates 1,051 748 Santa Monica 1,489 463 Torrance 1,991 453 Average (not including Inglewood) $1,276 $682 Source: City websites (2014)
Based on this analysis, development fees in Inglewood, as increased in January 2014, do not appear to present a substantial burden, particularly when compared to development costs in surrounding cities.
Quimby Open Space Fees In February 2009, the City adopted a Quimby Ordinance that complies with Government Code Section 66477. New housing developments that contain five or more acres or five or more condominium units are subject to payment of an in-lieu fee or dedication of onsite/off-site parkland to address the park open space and recreation needs of the projected new population.
For residential projects, City of Inglewood fees do not present an obstacle to developing new residential units. Furthermore, the lower fees per unit in a multi-family development serves as an incentive to developing multi-family housing. Lastly, Inglewood fees are generally in keeping with and in many cases lower than permit fees of surrounding jurisdictions. Based on this comparison, Inglewood fees are not unreasonable or burdensome.
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INCENTIVES TO ENCOURAGE HOUSING DEVELOPMENT
Zoning Incentives and Regulations The City of Inglewood allows a variety of housing throughout most residential zones. In addition to single and multiple-family housing, the City’s zoning provisions allow manufactured housing, mobile homes, and transitional housing. The following are zoning code incentives that can promote the development of housing:
Reasonable Accommodation Ordinance Quality of life is a major priority and consideration for all communities. The very essence of a city’s zoning laws should be to ultimately create an environment whereby the business, residential and industrial sectors have a proper and efficient balance, thereby serving the greater good (needs) of the city. Included in this is the need to properly and fairly accommodate those persons who may have a disability and who warrant certain considerations to ensure proper access, use, etc., of their residence. The Americans with Disabilities Act (ADA) adopted by the federal government addresses this among many other considerations regarding disabled persons.
It is the desire of the City of Inglewood, pursuant to the Federal Fair Housing Amendments Act of 1988, to provide people with disabilities reasonable accommodation in rules, policies, practices and procedures that may be necessary to ensure equal access to housing. To this end the City of Inglewood adopted a reasonable accommodation ordinance. The purpose of the ordinance is to provide a process for individuals with disabilities to make requests for reasonable accommodation in regards to relief from the various land use, zoning, or building laws, and rules, policies, practices and/or procedures of the City. Reasonable accommodations should be allowed when it is necessary to provide a disabled person an equal opportunity to use and enjoy a dwelling.
The procedures for a Reasonable Accommodation request are outlined in the IMC and include the following:
A request for Reasonable Accommodation is filed on an application in the Planning Division. Within 30 days of receipt, the Planning and Building Director does one of the following: 1) grant the request, 2) grant the request with conditions, or 3) deny the request. Before the Director makes a determination, if additional information is needed from the applicant, the 30 day review period is stayed until the additional information is provided.
The IMC contained an outdated definition of a ‘family’ that is not in compliance with Federal and State requirements. By December 2013, the City Council will be holding a public hearing to adopt a code amendment to modify this definition in the Zoning Code. The City’s definition of ‘disability’ does not specifically call out the types of disabilities included but as a general policy, the City includes developmental disabilities in the definition of ‘disability’.
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Between January 1, 2008 and August 15, 2013, the City has processed six (6) reasonable accommodation requests.
Manufactured Housing/Mobile Homes In 1981, the State of California required that mobile homes, specifically referred to as "manufactured housing," must be accepted in cities as a substitute for detached single-family dwellings. The intent of this requirement is to provide a less expensive option for persons wishing to own a detached unit but who cannot afford the costs of a conventionally built house. That same year, the City of Inglewood revised its zoning regulations to permit the installation of manufactured housing as long as such units are placed on permanent foundations, meet certain minimum construction and safety standards, have exterior materials and styling of a conventionally-built house, and meet the applicable density, parking, and setback requirements.
Mobile homes or residential trailers, that are not considered manufactured housing per the National Mobile Home Construction and Safety Standards Act of 1974, are permitted in duly licensed mobile home parks or trailer parks for which a Special Use Permit has been issued. They must be designed to contain not less than two mobile homes or trailers and shall have at least six thousand square feet of area to insure the provision and maintenance of these on-site facilities. There are an estimated 127 mobile home units1 in the City of Inglewood. This represents a substantial decrease from the 238 mobile homes that were listed in the 2000 US Census.
Group Homes Group Homes with six or fewer residents are allowed in all residential zones with the requirement that they be located at least 300 feet from any other group home. A group home with more than six residents is allowed in all the residential zones (except R-1), the C-2 (General Commercial) zone and the C-2A (Airport Commercial) zone, subject to Special Use Permit approval. In the R-2 zone, such group homes (with more than six residents) are allowed for children only. In 2008 there were an estimated 38 group home living quarters in Inglewood.
Emergency Shelter for the Homeless In December 2013, the City Council adopted a code amendment to allow emergency shelters for the homeless as a permitted use in the M-1 (Light Manufacturing) Zone subject to the following requirements:
300 foot separation distance 100 bed maximum capacity per facility Nine (9) square feet of client intake area per bed One (1) washer/dryer pair per twenty beds Lighting adequate for security purposes Establish and display open hours
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180 day maximum stay (contiguous days) Supportive Services plan required
Transitional and Supportive Housing In December 2013, the City Council adopted a code amendment to clarify that transitional and supportive housing are considered residential uses and therefore subject to the same requirements as other residential uses in the same zone.
Affordable Housing Density Bonus In February 2014, the City Council will be holding a public hearing to adopt a code amendment to establish density bonus provisions for affordable housing per Government Code 65915- 65918. The Planning Commission recommended this code amendment for approval in August 2013. This item has been included as an objective of this Housing Element.
Senior Citizen Accessory Units The Zoning Code allows senior citizen accessory units in residential zones as mentioned earlier in this Element. Senior citizen accessory units are intended to provide housing for senior citizens within the main dwelling or attached to the main dwelling. Senior citizen accessory units must not exceed 400 square feet and must provide permanent facilities for living, sleeping, eating, cooking, and sanitation. The senior citizen accessory unit ordinance was adopted in 1983.
Reduced Parking Requirement for Senior Units Parking requirements for senior citizen housing developments is as follows: 1.50 spaces per unit plus one guest space for each three units of development in excess of five units.
Planned Assembly Development The Planned Assembly Development (PAD) procedure encourages more creative approaches to the development of land than would be possible through the strict application of zoning regulations. The Planned Assembly Development procedure is to be applied to sites of significant size where the opportunity exists to provide pre-planned and coordinated phases of development that will be mutually complementary when assembled together. A PAD applicant may request a greater density for a planned residential development than the density permitted by the Inglewood General Plan if the proposed design will result in substantially more open space, recreation facilities or other residential amenities than the minimum otherwise required for comparable residential projects developed per the zoning standards or provide affordable housing where not less than 30 percent of the additional units exceeding the General Plan density shall be affordable housing units and made affordable for at least 30 years. The PAD provides a maximum density increase of 50 percent. The PAD provisions provide greater opportunities to develop affordable multiple-family housing and increase density that would otherwise be restricted by zoning standards. A PAD project is processed under the Special Use Permit procedure.
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The Planning Commission has the discretion to waive or modify development standards during a Special Use Permit hearing on the Planned Assembly Development proposal.
Mixed Use Overlay Zone Per the zoning regulations, mixed-use housing can be provided in the R-M and C-1 zones. Additionally, the Code allows live-in artists’ lofts in the C-1 zone. This is consistent with the City’s goal of providing a variety of housing types in the City. Additionally, several commercial corridor segments are also eligible for the development of mixed use structures. Mixed-use under the IMC is defined as a lot that has both a commercial use and a residential use. Since adoption of the mixed use overlay zones, no mixed use projects have been developed. Mixed- use development requires a Special Use Permit.
Expedited Review for Multi-Family Solar Panel Projects Typically, exterior modifications to a multi-family structure requires a full Site Plan Review process which takes on average 3-4 months. In order to encourage the installation of solar panels, the Planning Division conducts an expedited review which generally takes 1-2 weeks. The review for single family residential solar panel projects is often directly over the counter.
Figure 4- 4: Residential solar panels (Inglewood, 2/2013) Combined Planning and Building Processing Counter In October 2009, the City of Inglewood launched a combined review process for planning and building permits. The coordination of services is intended to help streamline the review process and allow residential property owners and tenants to acquire information and assistance in a more coordinated and expedited manner.
Non-Conforming Building Minor Modification Process In February 2009, the City Council adopted Ordinance No. 09-05 to allow additions, alterations or substantial remodeling of nonconforming residential buildings through a Minor Modification process. The Nonconforming Ordinance provisions were adopted to allow property owners an opportunity to make a “minor” addition when the addition is not substantial and does not adversely impact a neighborhood. By allowing minor additions to nonconforming uses, the City encourages improvements to nonconforming residential structures and fosters modernization of older buildings.
Previously, nonconforming residential buildings could not be modified unless they were brought into full compliance with the Municipal Code. In the case of many Inglewood properties that contained structures built prior to 1961 when setback and parking changes 4-26 Inglewood Housing Element 2013-2021
4| Potential Housing Constraints were made to the Code, the expansion of nonconforming bedrooms or living areas required approval of a discretionary permit such as a variance or zone adjustment. Now, many such projects are eligible to apply for a Minor Modification permit with a fee of $50 as compared to the fees for a variance and adjustment of $750 and $350, respectively.
No Growth Control Limitations The development of new residential units is typically regulated by the zoning classification of the development site, the size of the site and the maximum density of units permitted by the zoning classification. As long as a proposed development does not exceed the maximum density, and complies with other applicable criteria such as setbacks and on-site parking, the development is permitted to occur. However, some cities in California have imposed an additional tier of standards to limit the overall growth of new residential units within their respective jurisdictions. Often these limitations are in the form of an annual quota, which, once filled, will prohibit additional new units regardless of their compliance with zoning criteria.
CODE ENFORCEMENT PROCESS AND FEES The City’s community code enforcement program is designed to ensure that neighborhoods and individual properties observe property maintenance, zoning, weed and waste abatement requirements established in the City’s Municipal Code. In so doing, the City ensures that the habitability and safety of residential areas can be maintained.
In 2001, the Inglewood City Council created the Property Maintenance Division (i.e.Code Enforcement) to coordinate and manage the City's community preservation efforts through the enforcement of property maintenance, zoning, and weed and waste abatement. Property Maintenance is responsible for enforcing all City ordinances relating to public nuisances, zoning violations, and other issues relevant to the needs of maintaining the safety and habitability of residential uses. Figure 4- 5: Code Enforcement Vehicle (1/2014)
The City employs a staff of nine Code and twenty-three Parking Enforcement officers that are assigned to conduct routine inspections of specific geographic areas of the city. Broken windows in residences, cars abandoned or on blocks, discarded furniture on streets, illegal use of residential structures, discarded items on lawns, in alleys and driveways, and abandoned broken-down, dilapidated, unsafe properties are routinely inspected by the Property Maintenance staff. Each inspector is responsible for maintaining appropriate records, notices, data sheets, etc., for residential properties. Inspectors routinely issue citations and notices and are authorized to levy fees for clean-up when compliance is not obtained.
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Complaints are filed with the Code Enforcement Section, in person, by mail or by telephone in the following manner: An individual identifies the specific complaint or nuisance. An individual gives his/her name, address and telephone number. (This information is essential and is kept confidential) An individual gives the location of the problem, street name and house number. An individual gives specific description of complaint (e.g., description of vehicle, type of debris, etc.)
Emergency Response Category Complaints are responded to by the Code Enforcement Division on an immediate basis in an attempt to resolve the imminent danger as quickly as possible. An emergency response requires an imminent threat to public health or safety, as determined by a field investigation. Emergency response category complaints, typically investigated by Code Enforcement staff, may include, but are not limited to: unfenced swimming pools, open and unprotected septic tanks, unprotected excavations, and extremely dilapidated buildings. Emergency response category violations may be processed through a summary abatement action pursuant to California Government Code No. 25845. Summary abatement empowers the Building and Safety Division Superintendent to authorize emergency actions to correct conditions that imminently threaten public health or safety.
Routine Response Complaints that are not an imminent danger are investigated within two days from the date received by office staff. If a violation is discovered, a reasonable amount of time is allowed for compliance. If the violation is not addressed the complaint can be addressed by Administrative Abatement.
Administrative Penalties is a process outlined in City of Inglewood Ordinance No. 1-31, which the Property Maintenance residential enforcement division uses to abate public nuisances. The Manager of the Property Maintenance Division shall select an Administrative Hearing Officer whom is empowered with the authority to declare certain property conditions and ordinance violations as public nuisances. Once this determination has been made and certain due process requirements have been met, the Property Maintenance Division is given the authority to abate or remove the public nuisance from the property. This procedure is typically used for substandard buildings, trash accumulation, and certain junkyard cases, although CBS has the latitude to invoke this procedure during other investigations as well.
Administrative Citation, as authorized by Ordinance No. 1-31, can be used to encourage compliance when abatement is not an option. An Administrative Citation is generally issued when the violation has not been corrected within the time period stated in a Notice of Violation. There is an escalating scale for fines for repeat violations. For the first violation a fine of $100.00 can be assessed. A $200.00 fine can be assessed for a second violation and a $500.00 fine for the third and subsequent violations. The property owner and/or tenant can request an administrative review. If a request for dismissal is not granted on review, an administrative hearing can be conducted by a hearing officer if the owner and/or tenant pays 4-28 Inglewood Housing Element 2013-2021
4| Potential Housing Constraints the full amount of the fine. The hearing officer makes a decision based on the evidence submitted for the case by staff and the recipient of the citation. If the recipient prevails at the hearing the citation is dismissed and the fine is refunded.
Criminal Court Action is an option available to the Property Maintenance Division to encourage a property owner to bring his or her property into compliance with the City of Inglewood Municipal Code. Cases involving matters other than those listed under the Administrative Abatement process will be handled through some form of Criminal Court action. These cases usually involve a violation that can be easily or quickly corrected with the cooperation of the property owner. In these cases, an infraction citation can be issued that requires the property owner/occupant to appear in court to answer the charges brought against him/her. The maximum penalty for a guilty plea or conviction in an infraction case is $200.00. In more severe cases, the Property Maintenance Division may decide to a file a misdemeanor complaint with the court. In these cases, the maximum penalty for a guilty plea or conviction is $1,000 or six months in jail, or both.
Impact of Code Enforcement /Property Maintenance Division Fees and Enforcement The enforcement of Property Maintenance programs does not increase the costs of housing investment but may contribute to developer commitment to the rehabilitation of older properties to meet current code requirements. These programs serve to ensure a safe and habitable housing environment for residents. The potential benefits or gains realized by implementation of these programs greatly outweigh any minor potential constraints. These programs are viewed as necessary to ensure a range of safe, livable and affordable housing. The code enforcement process in the City of Inglewood is fair and effective. It clearly enhances the City’s residential neighborhoods and housing stock.
Residential Sound Insulation The City has created a separate Residential Sound Insulation (RSI) Division to manage and implement sound insulation measures funded by Los Angeles World Airports and the Federal Aviation Administration. Figure 8 (page 124) shows the location of residentially zoned properties in relation to the noise contour area and identifies the estimated 5,129 residential units (8,700 originally, 3,571 units completed) that are eligible for sound insulation.
Eligible property owners are invited to a meeting with Residential Sound Insulation Division staff to obtain a full explanation regarding how sound insulation works and to gain a better understanding of the process as it relates to an individual property. Residential Sound Insulation Division staff will then perform an architectural survey of the individual property owners residence to make sure that noise levels can be reduced to an acceptable level (as defined by Federal Guidelines). This survey includes development of a floor plan and site plan and conducting measurements of walls, windows, doors and other key building features.
Noise monitoring equipment is routinely installed in a random number (about 10%) of homes to measure the existing level of aircraft noise. (In homes where there is a discrepancy
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4| Potential Housing Constraints regarding exact noise levels, noise equipment is also installed.) A lead paint and asbestos contamination inspection is performed to ensure that hazardous materials are identified and removed prior to installing new insulation. Small samples are taken from inconspicuous locations in the ceilings and around window and doorframes.
A design review meeting is conducted with the property owner to review all final paperwork, plans and specifications. A Property Owner’s Participation Agreement is then signed to allow the RSI Division to submit plans to the Building and Safety Division and to begin the selection of a contractor to perform the work required.
The plans and specifications are submitted to the Building and Safety Division for approval. Once the plans and specifications are approved, the City will advertise a group of residences for construction bids. Contractors who bid on the project must meet the City’s requirements for quality workmanship. They also must be licensed and bonded. A contract is normally signed with the lowest responsive bidder to perform the work. The contractor visits the residence or building to verify the measurements of the items to be installed or improved. The products (doors, windows, etc.) will then be ordered. Total construction time varies depending on many factors, including building size, type of structure, number of doors, windows, etc. On average, construction takes no more than two weeks to complete. All work is done between 8:00 a.m. and 5:00 p.m., Monday through Friday. Residents may continue to live in the home during construction. Windows and doors will be replaced on the same day they are removed to ensure that each dwelling is comfortable and secure.
After construction is completed, noise measurements are conducted to make sure that the program has achieved the maximum possible noise reduction inside the home. There will be a final inspection of the contractor’s work to ensure that the insulation and finish work meet the City’s standards for quality workmanship. The contractor is responsible for correcting any outstanding problems. For various reasons, a structure may not be eligible for this program. These include:
1. Structural deficiencies 2. Building or zoning violations 3. Existing Aviation Easements 4. Outside program boundary as defined by the 65 CNEL contour lines shown on a map produced by Los Angeles World Airports for the fourth quarter of 1992. 5. New construction built after 1975 6. Currently meets interior noise standards 7. Prior Settlement or Judgment
It is estimated that approximately 80% of the original 8,700 units eligible for the Residential Sound Insulation Program will have participated in the Program once completed.
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Infrastructure The City’s existing system of streets, curbs, gutters, water, sewer and circulatory systems are not presently constrained to a level that additional vacant or underutilized parcels cannot be adequately served. Because the existing system of roadways, sewer, water and infrastructure are constantly experiencing new business and residential growth, upgrades and expansions are a necessity. The City of Inglewood will upgrade the sewer and water systems and other public facilities and services to provide for future housing needs. Generally, easements, dedications and exactions required by the Public Works Department do not take effect until an application for a project has been filed. Per the Public Works Department, the length of time required for processing an exaction is approximately six-to-eight weeks.
The City of Inglewood requires dedications to accommodate street widening/extension projects that are part of the long-term public works program developed for the City. The Public Works Department has developed a Right-of-Way Width Master Plan that shows locations of street widening, property dedications and exactions. While the street widening, dedications and exactions are intended to improve transportation/circulation infrastructure and improve the quality of life for residents and visitors, the dedication of residential property typically has a negligible effect on reducing the available land area for calculating residential densities.
Every five years as part of the City’s Annual Capital Improvement Program (CIP), the City conducts an evaluation of the remaining infrastructure capacity. This includes an analysis of areas not adequately served by the existing infrastructure. This process enables the City to identify constraints and allow for the provision of services and facilities to be delivered to a given area and to better plan for cost-effective and efficient growth. Figure 4- 6: Reconstruction of La Brea Avenue (6/2013)
Wastewater treatment service in Inglewood is provided by the City of Inglewood through the Los Angeles County Sanitation District No. 5 that serves over 3.5 million people in the region. The City has an estimated wastewater flow of 10.6 million gallons per day. (mgpd). The existing capacity of the district plant that serves all of Los Angeles County is 385.0 million gallons per day (mgpd) during dry weather flow. The estimated facility total daily use is 310.8 mgpd. As of 2008, there is no anticipated increase in capacity planned for the next 10 to 15 years because the existing design capacity is expected to accommodate development anticipated in the City’s General Plan. In terms of the capacity for existing sanitary sewer lines, the General Plan calls for a level of service (LOS) D for sanitary sewer lines, which represents a free flow of wastewater sufficient to prevent back-up problems. New development is required by existing policies to avoid or minimize impacts upon any existing or anticipated LOS E sewer
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4| Potential Housing Constraints lines by constructing or contributing to the construction of new lines. This is typical of any development project in the City and does not represent an undue constraint on housing development in the City. Existing sewer capacity is anticipated to accommodate the full build- out of the Inglewood General Plan.
All of the City’s affordable assisted housing projects identified in this Element are located in infill areas already serviced by existing infrastructure. As part of the City’s Capital Improvement Program, these infill sites have been evaluated in order to determine the need to upgrade or expand services such as roadway improvements, replacement of undersized sewer, and water lines and installation of curb and gutter.
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AFFORDABLE HOUSING DEVELOPMENTS IN INGLEWOOD The following table identifies federal-assisted housing units located in Inglewood. Currently, there are 719 assisted housing units located in the City. All assisted units were financed under HUD programs with on-going Section 8 contracts to maintain the affordability of the units. As of 2008, the City of Inglewood no longer maintains any at-risk housing units. The City previously maintained eleven (11) rental complexes that received government assistance in return for providing affordable housing to low-income households. The City has since transferred ownership/maintenance to the United States Department of Housing and Urban Development.
Table 5- 1: Publicly Assisted Affordable Housing in Inglewood Number Earliest Possible Property Name Financing Program of Units Conversion Date Crippled Children Home 40* Section 811, Redevelopment Funds Not eligible to convert Eucalyptus Park 93 Section 221(D)(4) MKT, Section 8 7/31/2013 811 N. Eucalyptus Ave. Good Shepherd I 40* Section 202, Section 8 11/1/2013 510 Centinela Ave. Good Shepherd II 30* Section 202, Redevelopment Funds 2038 Grace Manor 5 Section 202/811 4/30/2013 508 Grace Ave. Homeward Bound 4 Section 202/811 6/30/2013 550 W. Regent St. Inglewood Meadows 199 Section 8 New Construction 11/30/2013 1 N. Locust St. Kelso St. 18* Section 811, Redevelopment Funds Not eligible to convert Market Park Apartments 50 Section 236(j)(i) 4/30/2013 601 N. Market St. Osage Senior Villas 91 Redevelopment Funds; HOME Funds 2057 924 Osage Ave. Pacific Rim Apartments 40* Section 202, Section 8 6/10/2013 230 S. Grevillea Ave. 55 years from Certificate Path Villas 20 Redevelopment Funds; HOME Funds of Occupancy, Expected 812 Osage Ave. Completion Date: 2013 Regent Plaza 106 Section 8 New Construction 11/2/2030 201 W. Regent Regent Square 145* Redevelopment Funds; HOME Funds 5/2068 527 W. Regent Regency Towers 104 Section 8 New Construction 5/31/2014 151 N. Locust St. Total Units 980 Sources: Inglewood Housing Authority (April 2013) *Includes a manager’s unit
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ANALYSIS OF CONVERSION POTENTIAL TO MARKET RATE The uncertainty of federal funding for Section 8 and other project-based housing programs renders these projects at-risk of losing federal subsidies. Several assisted housing projects located in Inglewood are owned and operated by nonprofit organizations that are committed through organization founding principles or directives to maintain low-cost housing. The ability of these organizations to affirm that commitment is based solely on budgetary constraints.
In 1989, Section 65583 of the State Government Code was amended to require an analysis of "at-risk" assisted housing development and a program to preserve such units. The term "at- risk" is used to describe a project which received federal Section 221 (d) (3) Below Market Interest Rate loans and Section 236 federally insured and subsidized loans for multi-family projects. In Inglewood, most of the "at-risk" projects were built under Section 221 (d) (3), Section 236 and Section 8 programs from 1961 through 1983 by for-profit developers. Although HUD 221 (d) (3) and 236 insured mortgages were normally written for 40-year terms, owners are allowed to "option out" of their contracts after 20 years by prepaying the mortgage and converting to market rate rents. Additionally, units are "at-risk" because of expiring Section 8 project-based or tenant-based subsidies. Project-based subsidies guarantee affordable rents for tenants, while tenant-based subsidies provide affordable rents if the holder of the certificate can find an owner of a vacant unit who is willing to accept the subsidy rent payment.
As part of the Cranston-Gonzales National Affordable Housing Act of 1990, Congress adopted permanent legislation to deal with the preservation of Section 221 (d) (3) and 236 projects whose low-income use restrictions would expire after 20 or more years. The preservation law is known as the "Low Income Housing Preservation and Resident Homeownership Act of 1990" or LIHPRHA. Thousands of at-risk units in California were preserved through this program during the 1990s. However, funding is no longer available through this source.
In October of 1997, Congress enacted the Multifamily Assisted Housing Reform and Affordability Act (MAHRA), commonly referred to as the “Mark-to-Market” (M2M) legislation. M2M is the process for restructuring multifamily properties insured by the Federal Housing Administration (FHA) when their contracts expired. The M2M program reduces rents to market levels and restructures existing debt to levels supportable by these rents. The overall goal of the program is to reduce federal spending on housing subsidies, making it financially feasible for multifamily properties charging rents greater than comparable market rents to survive and offer quality, market-competitive housing at comparable market rents. The M2M program is now permanently included in Section 8 law and locally is overseen by the Inglewood Housing Division. The City requires the renewal of project-based Section 8 contracts as long as the owner opts to stay in the M2M program. If eligible, an owner of a multifamily property may also elect not to renew their contracts and may opt-out of their contracts when the contract expires. HUD is committed to protecting families living in assisted units, regardless of the actions a project owner may take. Certain regulations enable HUD to make either tenant based or enhanced vouchers available to limit the displacement of families living in assisted units when an owner elects to opt-out of the Section 8 project-based program.
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There are two types of renewals: (1) Initial Renewal – first renewal under MAHRA and (2) Subsequent Renewals – renewal of an expiring contract that has had an initial renewal under MAHRA. At the time of the Initial renewal, owners may choose among any of the following renewal options for which the project is eligible:
Option 1: Mark-Up-to-Market.
This option provides owners of certain below market properties located in strong markets to obtain the comparable market-rate rent levels for all units covered under a project-based Section 8 contract and distribute the increase cash flow resulting from such rents. To qualify for this option, the property owner must be a profit motivated or limited distribution entity and the Rent Comparability Study (RCS) must show that the comparable market rents are at or above 100% of the Fair Market Rate (FMR) potential. Owners must renew the Section 8 contract for a minimum five-year terms. Mark-Up-to-Market has further been broken into two options: Option 1A which is an Owner entitlement if the statutory requirements are met; and, Option 1B, which is a discretionary mark-up-to-market option which HUD utilizes to preserve scarce affordable housing resources.
Option 2: Contract Renewal for Other Project with Current Rents At or Below Comparable Market Rents.
This option is for owners who request a renewal of their Section 8 contract where the Rent Comparability Study (RCS) indicates that the contract’s current rents are at or below comparable market rents, but who are not applying for Mark-Up-to-Market. Owners of “Exception Projects” may renew under this option; however, a RCS is required. Exception Projects are those projects that may be renewed at rents above market.
Option 3: Referral to Office of Affordable Housing Preservation (OAHP).
Properties eligible for Option 3 have an FHA insured loan are not considered an exception project and have current contract rents greater than the comparable market rents.
Option 4: Renewal of Projects Exempted from OAHP.
Certain projects types are not eligible for OAHP even though contract rents may exceed market. Exempt properties include: properties for which the primary financing or mortgage insurance was provided by a unit of State government or a unit of general local government and is not insured under the National Housing Act; a project that is not subject to a HUD held or insured mortgage or a project that has FHA mortgage insurance or is HUD held with rents at or below comparable market rents.
Option 5: Renewal of Portfolio Reengineering Demonstration (Demo) or Preservation Projects.
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Eligible properties include: Section 236 and 221d3 Below Market Rate (BMIR) projects whose owners entered into long term use agreements with HUD under the Preservation Program, once a project has completed the Demo Program and entered into a recorded Demo Program Use Agreement, contract terms for the Demo Program cannot exceed the number of years remaining on the use agreement, contract terms for the Preservation program cannot exceed 20 years or the remaining term of the use agreement.
Option 6: Opt-out of the Section 8 contract.
All properties are eligible to opt out except Portfolio Reengineering Demonstration properties and Preservation properties. Owners must provide HUD/Contract Administrators and tenants with one-year notification of their intent to opt-out of their Section 8 contract. Additionally, owners must certify that they will comply with the requirement to allow families receiving enhanced vouchers (vouchers worth the market value of the rental unit) who elect to remain to do so as long as the property remains a rental property, unless the owner has just cause for eviction.
Assisted housing that is owned by for-profit organizations or individuals is more at-risk in terms of units being converted to market rate units in order to meet a growing demand for rental units in the competitive southern California housing market. The ability of these organizations to affirm a commitment to maintaining low cost housing units is quite often influenced by market trends. SCAG in their Final Regional Housing Needs Allocation Plan for the planning period 2008-2014 identifies 552 units in Inglewood as receiving direct federal assistance and SCAG lists all of them as at risk. One hundred and six of these units are listed as expiring prior to 2014.
Projects with rents that exceed market rents can participate in the Mark-to-Market program. Programs with rents below market rents can participate in the Markup to Market program. A search of HUD’s expiring Section 8 contracts reveals that the Good Shepherd Homes, Pacific Rim Apartments, and Market Park Apartments may qualify to participate in the Mark-to-Market program. Homeward Bound may qualify to participate in the Mark-to-Market program.
The properties listed below in Inglewood are receiving federal assistance and are at-risk of losing their use restrictions during the 2013-2021 planning period. The following information is provided according to the requirements of Project Information and Sources, Section 65583 (a)(8)(A) of the Government Code of the State of California.
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1. Eucalyptus Park Senior Citizen Apartments 2013-2021 Eight-Year Period Eucalyptus Park Senior Citizen Apartments Name and address of property 811 North Eucalyptus Avenue Inglewood, CA 90302 Name and Address of Property Owner SWOGO Associates P.O. Box 48289 Los Angeles, CA 90048 Type of Governmental Assistance Section 221 (D)(4) market rate mortgage and Section 23 conversion (Section 8 new construction) contract. Earliest conversion date 7/31/2013 Total number of low-income units at-risk 93 senior units
The original loan amount of $1.8 million was executed in 1978. The total assessed valuation equals $2.3 million. At current prices of $70.55 per square-foot of construction the cost of constructing similar units would exceed $4.3 million, excluding the land costs. This would constitute an 87 percent increase from the original assessed value of $2.3 million. The site consists of 1.7 acres.
The original housing assistance payments contract had a twenty-year term that expired July 14, 1997. HUD has renewed the contract since 1997 and a one year extension was recently granted through July 31, 2010. HUD allows the owners the option of either renewing the contract in one-year increments, or to opt out of the program.
At least six months prior to the expiration of the contract, the owners are required to notify HUD of their intent to either opt out or renew the contract. If the owners want to renew the contract and want to increase rents, they must submit a certified appraisal to HUD to substantiate any increase in the contract rents.
This process allows the owners to maintain rents in accordance with market rent levels and contract for direct rent subsidies on behalf of the tenants. It appears that the current property owners want to maintain these units as subsidized housing for seniors as long as HUD continues to renew the contracts. The current economic climate of uncertainty, and diminishing profits, would indicate that the certainty of continuous rents would lessen the desire to convert these units. The aforementioned cost of replacing these units shows the benefit of maintaining the existing units.
2. Regency Towers 2013-2021 Eight-Year Period Regency Towers Name and address of property 151 North Locust Street Inglewood, CA 90301 Name and Address of Property Owner JL Jones Co. c/o EM Jones and EY Jones Trust 739 Adelaide Place Santa Monica, CA 90402 Type of Governmental Assistance Section 23 conversion (Section 8 new construction) contract. Earliest conversion date 5/31/2014 Total number of low-income units at-risk 104 senior units
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The total assessed valuation equals $6.6 million. The seven-story structure would cost in excess of $7.1 million to replace at current prices excluding land costs. The facility also contains a 4,192 square-foot recreational center that would add $315,867 to the construction costs. This would constitute a 7.6 percent increase from the original assessed value of $6.6 million. The current site consists of 1.2 acres of prime land located within the Civic Center of Inglewood.
The original housing assistance payments contract had a twenty-year term that expired on July 22, 1997. HUD allows the owners the option of either renewing the contract in one-year increments, or to opt out of the program. HUD approved a sixty-day extension to September 21, 1997, then an additional 10-month extension to July 21, 1998. HUD then approved two one-year extensions to July 31, 1999 and July 31, 2000. Subsequently, the contact was extended 10 months to May 31, 2001, additional 12 month increments through May 31, 2004 and again recently to May 31, 2005. An additional extension was granted through May31, 2014.
At least six months prior to the expiration of the contract, the owners are required to notify HUD of their intent to either opt out or renew the contract. If the owners want to renew the contract and increase rents, they must submit a certified appraisal to HUD to substantiate any increase in the contract rents.
This process allows the owners to maintain rents in accordance with market-rent levels, and contract for direct-rent subsidies on behalf of the tenants. It appears that the current property owners want to maintain these units as subsidized housing for seniors as long as HUD continues to renew the contracts. The current economic climate of uncertainty, and diminishing profits, would indicate that the certainty of continuous rents would lessen the desire to convert these units. The aforementioned cost of replacing these units shows the benefit of maintaining the existing units.
3. Inglewood Meadows 2013-2021 Eight-Year Period Inglewood Meadows Name and address of property One North Locust Street Inglewood, CA 90301 Name and Address of Property Owner Thomas Safran & Associates 11812 San Vicente Blvd. Los Angeles, CA 90049 Type of Governmental Assistance Section 23 conversion (Section 8 new construction) contract. Earliest conversion date 11/30/2013 Total number of low-income units at risk 199 elderly/disabled income units
The total assessed valuation exceeds $3.6 million. At current prices the four residential buildings and one accessory structure could be rebuilt for not less than $10.3 million, which excludes land costs. This would nearly triple the original assessed value of $3.6 million. The 4.4-acre site is located within the Civic Center district of Inglewood.
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The original housing assistance payments contract had a 20-year term that expired February 12, 1997. HUD approved subsequent one-year extensions through February 1999. HUD then approved a 120-day extension to June 13, 1999, and an additional five-month extension to November 14, 1999. The current extension will expire on November 30, 2012.
At least six months prior to the expiration of the contract, the owners are required to notify HUD of their intent to either opt out or renew the contract. If the owners want to renew the contract and increase the rents, they must submit a certified appraisal to HUD to substantiate any increase in the contract rents.
This process allows the owners to maintain rents in accordance with market-rent levels, and contract for direct rent subsidies on behalf of the tenants. It appears that the current property owners want to maintain these units as subsidized housing for seniors as long as HUD continues to renew the contracts.
Inglewood Meadows’ contract will expire on November 30, 2013. However, it is anticipated that the contract will be renewed for at least one year, and perhaps receive additional contract renewals in one-year increments beyond that. The current economic climate of uncertainty and diminishing profits would indicate that the certainty of continuous rents would lessen the desire to convert these units. The aforementioned cost of replacing these units shows the benefit of maintaining the existing units.
4. Good Shepherd Homes 2013-2021 Eight-Year Period Good Shepherd Homes (Project I) Name and address of property 510 Centinela Avenue Inglewood, CA 90302 Name and Address of Property Owner Community Housing 110 Pine Avenue, Ste. 515 Long Beach, CA 90802 Type of Governmental Assistance Section 202/8 (new construction) contract Earliest conversion date Contract expiration 11/01/2013 Total number of low-income units at risk 39 senior/ handicapped/units
This project is owned and operated by a non-profit organization. The project is exempt from being considered at-risk by virtue of the owner’s status and that the original assistance was in the form of a Section 202/8 new construction contract. Per the Disposition and Development Agreement, the units must remain affordable for low-income seniors. The current assessed valuation equals $2.2 million.
At least six months prior to the expiration of the contract, the owners are required to notify HUD of their intent to either opt out or renew the contract. If the owners want to renew the contract and increase the rents, they must submit a certified appraisal to HUD to substantiate any increase in the contract rents.
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This process allows the owners to maintain rents in accordance with market-rent levels, and contract for direct-rent subsidies on behalf of the tenants. It appears that the current property owners want to maintain these units as subsidized housing for seniors as long as HUD continues to renew the contracts.
The non-profit owner has verbally indicated to City staff that the units will be maintained as low-income senior/handicapped housing for the foreseeable future. The non-profit organization operates similar low-income senior/handicapped housing units throughout southern California. It is therefore unlikely that the rental subsidies would be lifted to place the units at risk or that the units would be converted to market-rate units. However, based on the worst case economic conditions in which the non-profit organization would sell or convert the units to market-rate, the cost of replacing the units at the current price of $70.55 per square foot of construction would be approximately $2.3 million, excluding the land costs. This would constitute a 35 percent increase from the original assessed value of $1.7 million. The current economic climate of uncertainty and diminishing profits would indicate that the certainty of continuous rents would lessen the desire to convert these units. The aforementioned cost of replacing these units would indicate the benefit of maintaining the existing units.
5. Homeward Bound 2008-2014 Six-Year Period Homeward Bound Name and address of property 550 West Regent Street Inglewood, CA Name and Address of Property Owner Homeward Bound 5901 Green Valley Circle Culver City, CA Type of Governmental Assistance Section 202/811 (Section 8 new construction) contract Earliest conversion date 6/30/2013 Total number of low-income units at risk 4 disabled low-income units
This project is owned and operated by a non-profit organization. The non-profit organization has verbally indicated to City staff that the units will be maintained as low-income senior/handicapped housing for the foreseeable future. The non-profit organization operates similar low-income handicapped housing units throughout southern California and is therefore unlikely that the rental subsidies would be lifted to place the units at risk or that the units would be converted to market-rate units. However based on the worst-case economic conditions in which the non-profit organization would sell or convert the units to market-rate, the cost of replacing the units would be approximately $400,000.
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6. Market Park Apartments 2008-2014 Six-Year Period Market Park Apartments Name and address of property 601 North Market Street Inglewood, CA 90302 Name and Address of Property Owner S.K. Management 6330 San Vicente Blvd. Los Angeles, CA 90048 Type of Governmental Assistance Section 236 (j) (I), Section 8 new construction) contract Earliest conversion date 4/30/2013 Total number of low-income units at risk 50 low-income units
The total assessed valuation exceeds $1.9 million. At current development costs the 50 residential units and one accessory structure could be rebuilt for not less than $5.1 million, which excludes land costs. This would nearly triple the original assessed valuation of $1.9 million.
At least six months prior to the expiration of the contract, the owners are required to notify HUD of their intent to either opt out or renew the contract. If the owners want to renew the contract and increase the rents, they must submit a certified appraisal to HUD to substantiate any increase in the contract rents.
This process allows the owners to maintain rents in accordance with market-rent levels, and contract for direct-rent subsidies on behalf of the tenants. It appears that the current property owners want to maintain these units as subsidized housing for seniors as long as HUD continues to renew the contracts.
The current economic climate of uncertainty and diminishing profits would indicate that the certainty of continuous rents would lessen the desire to convert these units. The cost of replacing these units shows the benefit of maintaining the existing units.
This project is owned and operated by a non-profit organization. The project is exempt from being considered at-risk by virtue of the owner's status and that the original assistance was in the form of a Section 8 new construction contract.
7. Pacific Rim Apartments 2008-2014 Six-Year Period Pacific Rim Apartments Name and address of property 230 S Grevillea Ave Inglewood, CA 90302 Name and Address of Property Owner (310) 672-7221 Type of Governmental Assistance Section 202, Section 8 Earliest conversion date 6/10/2013 Total number of low-income units at risk 39 units
The total assessed valuation exceeds $1.9 million. At current development costs the 50 residential units and one accessory structure could be rebuilt for not less than $5.1 million,
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5| At-Risk Housing which excludes land costs. This would nearly triple the original assessed valuation of $1.9 million.
At least six months prior to the expiration of the contract, the owners are required to notify HUD of their intent to either opt out or renew the contract. If the owners want to renew the contract and increase the rents, they must submit a certified appraisal to HUD to substantiate any increase in the contract rents.
This process allows the owners to maintain rents in accordance with market-rent levels, and contract for direct-rent subsidies on behalf of the tenants. It appears that the current property owners want to maintain these units as subsidized housing for seniors as long as HUD continues to renew the contracts.
The current economic climate of uncertainty and diminishing profits would indicate that the certainty of continuous rents would lessen the desire to convert these units. The cost of replacing these units shows the benefit of maintaining the existing units.
This project is owned and operated by a non-profit organization. The project is exempt from being considered at-risk by virtue of the owner's status and that the original assistance was in the form of a Section 8 new construction contract.
CONCLUSION It is unlikely that the units considered at-risk will convert during the 2013-2021 review period. The current economic climate precludes much serious deliberation of conversion due to the uncertainty of future profits and the contraction throughout many economic sectors in southern California, and in the South Bay region of the Los Angeles basin particularly. The Multifamily Assisted Housing Reform and Affordability Act of 1997 provides significant cost benefits and program incentives for non-profit and for-profit owners alike to maintain the low- income status of all units. This assessment may be altered if federal affordability programs are eliminated or if economic recovery is sustained with a concomitant decline in key interest rates and is accompanied with further rental guarantees. A flattened economic cycle may provide an opportunity to reassess the individual projects' economic returns for the long-term.
COST ANALYSIS OF PRESERVING AT-RISK UNITS Housing and Community Development Housing Element law requires that all Housing Elements include information about the number of existing subsidized housing units that are “at-risk” of conversion to other, non-low-income housing uses (such as market-rate housing). This resulted from concerns that many affordable housing units throughout California were going to have affordability restrictions lifted because their government financing was scheduled to expire or could be pre-paid. When the financing is pre-paid or expires, the restrictions on rent limits also go away and the units can be converted to market-rate housing or other uses. The analysis of “at-risk” units is required to identify and describe the potentially “at-risk” projects, analyze the
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5| At-Risk Housing cost of preserving them as affordable housing, described available resources which can be used for preservation, and set quantified objectives for preservation of affordable “at-risk” units.
With the substantial need for additional affordable housing units currently facing the City of Inglewood, as projected by SCAG and documented in the needs section of the Housing Element, the City cannot afford to lose the affordable housing already in place. It is more cost-effective to preserve the existing affordable housing stock than to replace it with newly constructed units.
One of the City’s housing goals is to preserve the affordability status of units that are at-risk of becoming market-rate units (“at-risk” defined as units whose deed-restrictions are set to expire during the Housing Element update cycle ending October 2021). Of the 980 publicly assisted affordable units in the City, approximately eight-four percent of the units (600 units) are for- profit developments with units that are highly at-risk. Another sixty-three units have expiration dates within the next five years but are owned by non-profits who are typically interested in preserving their affordability status and have historically shown to do so. Thus, the for-profit units are generally at a higher risk.
The acquisition of at-risk units is one method for preserving the long-term affordability of federally funded units and the City’s affordable housing stock. The City of Inglewood’s preservation strategy is to partner with non-profit developers by providing subsidies in order to make the project financially feasible. Sources of funding for acquisition include conventional financing, State bond funds, California Housing Finance Agency funds, tax credits, federal programs such as HOME, and 20% tax-increment funds.
According to Section 65583 (a)(8)(B) of the California Government Code, the cost of producing new rental housing comparable in size and rent levels to replace the units which could convert to market units, and the cost of preserving all of the developments at-risk of converting, must be included in the Housing Element. If these costs cannot be estimated directly it is permissible to describe whether such costs are anticipated to be higher or lower than the replacement estimates, and for what reason, as well as the magnitude of the differences in the estimates.
Given the housing market in the city of Inglewood and recent significant increases in rental rates, conversion to market rates is likely to be an attractive option for owners of the 600 at- risk units. The loss of these units to the affordable housing supply would be significant. The cost of producing an affordable unit to replace a lost unit is extremely high. For example, recent developments that were subsidized by City-sourced funds have had subsidies ranging from $105,000 to $289,000 per unit. The average local subsidy on these projects is about $197,000 per unit. Generally, the higher the income limit which rents are restricted to, the lower the subsidy amount needed. The cost of replacing the 600 units at risk, calculated at the average per unit subsidy on current HCD projects, would be about $118,200,000. In general, the cost of preserving affordable units is less than the cost of replacement. Preservation of at risk units can be accomplished in several ways, including acquisition of the property by qualified non- profit housing corporations, local housing authorities, or other organizations that are Inglewood Housing Element 2013-2021 5-11
5| At-Risk Housing committed to long-term affordable housing. As a part of the financing of this type of acquisition, long-term regulatory restrictions are recorded against the property, removing the risk of conversion. In projects where only a portion of the units are restricted, long term project-based subsidies can be put in place to preserve the affordability. The costs of preservation are significantly lower than the costs of replacement. Since the units are restricted to families with incomes at or below 80% of median income, the projects are able to carry some debt service. Therefore, the actual subsidy required to acquire all 600 units is less than the full purchase price. Current projects administered by the City have required subsidy levels of approximately $125,000 per unit. Based on this assumption, the subsidy costs of the preservation of the 600 high-risk units is approximately $ 81,000,000 million. This cost would be further reduced if the Housing Division is able to place project based Section 8 vouchers at the sites at the time of purchase.
Excluding financing costs and the availability of sites of suitable size and configuration for the construction of replacement units, the cost of replacement of the 600 at-risk units could range from $63,000,000 million to $173,400,000 million for the units at-risk during the 2008-2014 review period.
RESOURCES FOR PRESERVATION Section 65583 (a)(8)(C) of the Government Code of the State of California requires that the Housing Element identify public and private nonprofit corporations that have legal and managerial capacity to acquire and manage assisted housing developments. Inclusion on this list should be based on a corporation's expression of interest in acquiring and managing such projects.
If a nonprofit purchases an "at-risk" project, the City could provide gap financing using 20% funds as a leveraging mechanism and would require professional project management skills. If adequate project management capabilities do not exist based on the City’s assessment, the nonprofit must contract with an outside professional management firm. Sources of funding for project acquisition would include conventional financing, State HCD funds such as California Housing Finance Agency funds, tax credits, bond financing, federal HOME funds, and local 20% tax increment funds.
The City of Inglewood’s Consolidated Plan outlines the expected commitment of funds for a three year period. It is extremely difficult for the City to know very far in advance every potential source of funding that may or may not be available. Frequently, the City can only react to new Notices of Funding Availability as they are distributed by the federal government.
There are two agencies in the Inglewood area that could serve in the capacity to acquire and manage assisted housing developments. Neither agency currently owns units in the City of Inglewood.
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The Inglewood Public Housing Authority (IPHA) is a public entity that is listed by the State Department of Housing and Community Development as expressing interest in being notified in the event of a potential conversion. This notification allows the IPHA to exercise a right of first refusal.
The other non-profit entity interested in the right of first refusal is the community-based organization Los Angeles Neighborhood Housing Services, Inc (LNHS). The City entered into an agreement with LNHS in 2008. This community-based organization assumed the role previously identified under the Inglewood Neighborhood Housing Services (INS) that is no longer under contract to the City. Recent increases in the cost of housing throughout the region, including Inglewood, has made it impossible for programs to close the gap between what is affordable for income qualified households and the price of ownership. While First Time Home Buyer Programs and Housing Rehabilitation Loan Programs remain in effect, there are moribund pending changes in housing prices (FTHBP) or restrictions (Loans).
Sources of funds which may be considered for potential contributions to the above agencies’ efforts to conserve the at-risk units are the Community Development Block Grant (CDBG) annual entitlement and the HOME Investment Partnership Act Program.
Historically, the City has devoted a major portion of the CDBG entitlement to housing preservation activities. The extent to which CDBG funds will be appropriated leaves a measure of uncertainty regarding the availability of these funds for preservation of the at-risk units. In addition the City of Inglewood receives appropriations from the Los Angeles World Airports and the Federal Aviation Administration (FAA) to rehabilitate adversely affected housing beneath the flight path to Los Angeles International Airport. The rehabilitation of housing units is confined to the insulation from excessive noise due to airport operations and incidental repairs necessary to accomplish sound insulation. This funding source is not intended to conserve subsidized units. However, the inventory of at-risk units may qualify for FAA and Los Angeles World Airports (LAWA) funding, if a particular project could be shown to need rehabilitation for the express purpose of providing mitigation to airport related noise beneath the flight path to the Los Angeles International Airport (LAX). At present none of the projects identified in the inventory are directly impacted by LAX noise contours.
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6| HOUSING RESOURCES
INTRODUCTION This chapter analyzes the resources available for the development of housing in the City of Inglewood. The analysis includes an evaluation of the availability of land resources for future housing development; the City’s ability to satisfy its fair share of the region’s future housing needs, the financial resources available to support housing activities, and the administrative resources available to assist in implementing the City’s housing programs. The California Department of Housing and Community Development, as part of its evaluation and certification of Housing Elements, requires that cities identify adequate sites for new housing development to meet the RHNA. To comply with this identification requirement, a city has two options:
Identifying future development potential on vacant or underutilized sites; and Identifying qualified substantial rehabilitation projects.
LAND INVENTORY The identification of land suitable for residential development and the potential for these sites to satisfy the City’s share of the regional housing need as determined by SCAG, is a key component of the Inglewood Housing Element. Since the mid-1960s when Inglewood was substantially built-out, the City has had limited vacant land zoned for residential use and now this land offers fewer opportunities for new housing. The land inventory includes land that falls into one of three categories:
Vacant residentially zoned sites Vacant Non-residentially zoned sites with Planned Assembly Development (PAD) potential Underutilized residentially zoned sites
The City’s site inventory was developed using several information sources including: City GIS data, Los Angeles County Assessor information, field surveys, and the City’s Land Use Element and Zoning Ordinance. The land identified is located throughout the City with a significant portion located at the current site of the Hollywood Park racetrack (1050 S. Prairie) and former Daniel Freeman Medical Center.
The inventory has been divided into two parts. Table 6- 1 inventories and analyzes all larger properties in the City available for residential development. Appendix F contains a parcel by parcel breakdown of the Hollywood Park site. Appendix H includes a graphical parcel specific analysis of each potential development site listed in the Table 6- 1. The graphical site specific analysis also considers infrastructure, water availability, and environmental considerations. Smaller residential sites that have been determined to be vacant or underutilized have been compiled under Appendix G. A parcel specific inventory was not done of these numerous sites.
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Instead, infill development on these smaller sites has been projected for the planning period based on recent development trends of similar properties, discussed in greater detail below.
The properties included in Table 6- 1 include properties which have been identified as having the potential for more intense residential uses and also the potential to provide affordable housing based on criteria identified by developers. They are either vacant, substantially underutilized, or are slated for development through a public/private partnership that is already in process. Some slated for development are already under construction or have been constructed as well. They are all either residentially zoned or have the potential for residential use through the PAD process. The properties have also been evaluated for their potential to provide affordable housing. Based on input from affordable housing developers and industry professionals, two criteria were applied to all underutilized or vacant sites in order to determine whether a property could feasibly be developed with new affordable housing:
The size and allowed density of a property must allow a minimum of 20 units total onsite. If already developed with a residential use, the size and allowed density must allow at least twice the number of existing units to be built.
Those properties that do not meet these criteria but are still vacant and underutilized have been included in the list of smaller underutilized parcels. It is assumed that if these smaller properties are further built out with residential units, they would be rented or sold at market rates and would not contribute to the City’s affordable housing stock. However, it is acknowledged that those “small” sites with more than two or three units are unlikely to be redeveloped as they tend to be built out.
Based on this criteria, ten (10) sites have been identified as having the potential to be developed with new affordable housing. The ten (10) sites are primarily in ‘R’ zones and the few that are in the C-1 zone would require approval of a PAD. The ‘R’ zoned properties are also eligible to apply for a higher density through the PAD process however the table below only considers the density allowed ‘By Right’, based on the approach taken by recent applicants of larger housing projects.
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Table 6- 1: Available and Underutilized Sites (2013)
APN/ Nos. Tract Address Zone GeneralPlan Acres Allowed Density Realistic Unit Capacity Existing Land Use Infrastructure Capacity Environmental Constraints
8205 401102 Comm/ 39 Yes Noise-mitigated per 1 Crenshaw R-3 0.53 6 Vacant 1901 Res. du/ac the CalGreen Code Blvd. 15 Abandoned- 401600 921 Comm/ 39 units Noise-mitigated per 2 R-3 0.51 in plan Yes 2026 Edgewood St. Res. du/ac propos the CalGreen Code check ed 402001 Lime St x 4010, Medium 39 Noise-mitigated per 3 Eucalyptus R-3 0.73 29 Vacant Yes 020, Density du/ac the CalGreen Code Ave. 021 401502 La Brea x Medium 55 Noise-mitigated per 4 8900- C-1 2.69 148 Vacant Yes Florence Density du/ac the CalGreen Code 909 402100 8914, 139/140 N. Comm/ 55 Noise-mitigated per 5 402100 C-1 0.88 48 Vacant Yes Market St. Res. du/ac the CalGreen Code 7904, 906 401300 Low 6701-6713 39 Noise-mitigated per 6 6014, R-3 Medium 0.53 20 Vacant Yes West Blvd. du/ac the CalGreen Code 015 density Commercial 402101 100 E. Comm/ 55 Noise-mitigated per 7 C-1 0.69 62 Office Yes 5018 Nutwood Ave. Res. du/ac the CalGreen Code Building 401702 716 W. Beach Medium 39 Noise-mitigated per 8 5902, R-3 0.34 6 Vacant Yes Ave. Density du/ac the CalGreen Code 903 Medical use no longer Hospital- active, Upgrades 401502 39 Noise-mitigated per 9 333 N. Prairie R-M Medical/ 17.22 671 buildings likely 4020 du/ac the CalGreen Code Res. almost needed entirely vacant 2,656 Lots 1- @ 30+ Range Sewer Noise-mitigated per 188, du/ac; 1050 S. Prairie Major : 15 racetrack adequate; the CalGreen Code; 190- HPS 339 at 10 (Hollywood Mixed 163.3 du/ac and parking water soil contamination 205 of P 15 Park) Use -85 lot upgrades to be removed TTM du/ac du/ac required during excavation 69906 (2,995 Total) 4,000 TOTAL total 187.4 (10 (3,661 2 sites) @ 30+ du/ac)
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Figure 6- 1: Available and Underutilized Site Map (2013)
Key Sites for Housing with the Potential to Provide Affordable Housing
Site 1 (8205 Crenshaw Blvd.) is a vacant site that is currently under consideration by an affordable housing developer for the development of six (6) affordable units.
Site 2 (921 Edgewood) was previously used as a school and convalescent home. It has been vacant for a number of years. There are currently pending applications to convert the existing structure to fifteen (15) market rate apartments.
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Sites 3 and 6 are vacant and zoned for multi-family development and have the potential to accommodate approximately 49 units by right and higher densities through the PAD process.
Sites 4, 5, and 7 are vacant and are zoned for commercial use but have the potential to be developed with 258 units through the PAD process. Though these sites are zoned C-1, they could be entirely residential when constructed, mixed-use is not required. Should mixed-use be desired, the sites are not subject to any height restrictions, therefore the maximum housing density is not precluded by development standards. Additionally, these three sites were previously owned by the Inglewood Redevelopment Agency. As they are not subject to any enforceable obligations, they will be sold. The State has mandated that all unobligated land previously held by the Redevelopment Agency, be sold.
Site 7 (100 E. Nutwood) is occupied by a small, vacant commercial office building and parking lot and is currently under consideration for affordable housing development by a non-profit housing developer.
Site 8 (716 W. Beach Ave) is a vacant site that is currently under consideration by an affordable housing developer for the development of six (6) affordable units.
Site 9 (333 N. Prairie) was the site of the former Daniel Freeman Medical Center (Figure 6- 2). The hospital and associated medical buildings are still onsite however they are almost entirely vacant. Due to the site’s proximity to a future light rail station, it is anticipated that there will be an interest in developing residential and/or mixed-use on the site.
Site 10-Hollywood Park (1050 S. Prairie) is regulated by the Hollywood Park Specific Plan (HPSP), approved in 2009. The 238 acre site is currently occupied by Figure 6- 2: Former Daniel Freeman Hospital (1/2014) a functioning horse racetrack, casino and associated parking lot. While the site currently functions as a racetrack, it is no longer successful, as attendance has been declining for the past ten (10) years. According to an official announcement from the racing operator, the last race onsite will occur in December 2013 at which time the racetrack will close in preparation for demolition activity. The property is privately owned by the Hollywood Park Land Company who also manages the horse racing and casino aspects of the site. The racetrack is not subject to a lease for use of the racing facilities.
Previously zoned for Commercial-Recreational uses (none of which included housing), the HPSP has rezoned 163.3 acres (204 parcels) of the site for mixed-use development (including housing), multi-family housing, townhomes, and single family residences. The remainder of the Inglewood Housing Element 2013-2021 6-5
6| Housing Resources site has been rezoned for civic purposes, open space, commercial uses, a potential hotel, and the existing casino which will remain. The housing densities permitted by right range from 15- 85 dwelling units per acre. Fifty-eight (58) properties can be developed at a density of 15 du/ac and the remaining 146 can be developed at 30 du/ac or greater. When built out, the site will provide 2,995 dwelling units. The plan also contains provisions to reduce or increase the number of housing units in exchange for various reductions or increases to the amounts of retail, office, or hotel space. If such exchange were to occur, the number of housing units provided on the site could range from a minimum of 1,975 to a maximum of 3,500. As such exchanges have not been proposed by the developer or City, the 2,995 potential units projected is based on the plan as written.
The HPSP includes a phasing component which divides the construction work into four (4) separate components (A, I, II, III) and the Plan specifically notes that after Phase A is complete, all the phases can occur simultaneously. Phase A has been completed. The following is a summary of the phases: Phase A: casino renovation (complete) Figure 6- 3: Hollywood Park Casino (1/2014) Phase I: Demolition of existing buildings, construction of retail center in SW corner, mixed-use, multi-family development, potential hotel, portions of open space development Phase II: multi-family development, portions of open space development Phase III: multi-family and single-family development, remainder of open space development
The three phases of construction are planned such that they can occur simultaneously and in any sequential order. Development of housing units is permitted to begin at any time after the ministerial Planning and Building plan check process is completed. As of Fall 2013, building plan check is in process or has been completed for infrastructure improvements and portions of the open space/recreational facilities proposed under the Hollywood Park Specific Plan.
The housing developed at the Hollywood Park Site will be subject to a ‘Plot Plan Review’ process under the HPSP which is effectively the same administrative review process as the City’s ‘Site Plan Review’.
The Hollywood Park Project is almost entirely privately funded. However, the site is subject to an enforceable obligation with the City’s former Redevelopment Agency. Under this agreement the former Agency has agreed to contribute a specified amount towards the construction of the site infrastructure.
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Zoning Appropriate to Accommodate Housing for Lower-Income Households The above identified underutilized sites can all accommodate densities of at least 30 du/acre with the exception of 58 parcels in the HPSP that can only accommodate 15 du/ac. Per Government Code Section 65583.2(c)(3)(B) the underlying zoning for all other parcels identified above and in the HPSP is consistent with the 30 du/acre standard for urban jurisdictions and therefore considered appropriate to accommodate housing for lower-income households. Therefore, any number of the 3,661 units inventoried on the ‘Available and Underutilized Sites Analysis’ could be developed as affordable housing.
In order to encourage the further development of underutilized and vacant sites, the city will provide potential developers with a list of substantially underutilized and vacant sites for their development consideration. In addition, there will be a coordinated effort between the Planning Division, the Redevelopment Agency, and the Community Development Block Grant Department to target housing development projects and advertise the availability of funds.
Realistic Development Capacity The City is relying on a number of R-3 sites to provide additional housing during the planning period. The density allowed in the R-3 zone is 39 dwelling units per acre. In order to determine whether these sites can be built out to this density given the setback, height and other development standards, the City analyzed some of the identified projects as well as the as-built density of recent projects in the City.
The City analyzed the impact of the R-3 development standards on several of the above parcels. The pertinent R-3 development standards include the following:
Max Height: 3 stories and 40’ Front Yard Setback: 20% lot depth, maximum of 20’ Rear Yard Setback: 20% lot depth, maximum of 20’ Side Yard Setback: 7’, increased by 3’ for each story over 2 Parking: 2 spaces per unit plus 1 visitor space for every 3 units Minimum dwelling unit size (1 bedroom): 700 square feet Requirement for provision of a children’s play area of no specified size
This analysis indicates that these development standards will not prevent a parcel from being built out to the development potential indicated above in Table 6- 1: Available and Underutilized Sites (2013). However, if a developer desires to build larger units, they may not be able to achieve the unit counts indicated above.
The City also reviewed build out yields for housing projects constructed or under construction in the past five years. The results of this review revealed that in general housing projects can be built out to the maximum allowed density however if the development provides larger units, as is the case with 527 Regent which includes a number of multi-bedroom units, the resulting density is reduced.
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Table 6- 2: As Built Densities Max Allowed No. Units Address Acreage Zone Resulting DU/ac DU Constructed Yukon x 118th 1.15 R-1 7 9 7 812 Osage 0.44 R-3 17 20 45 527 Regent 3.37 R-4 54 145 43
Potential Development Constraints Environmental constraints, infrastructure requirements and density factors are variables that affect residential development. The following analysis briefly addresses these variables and their impact on development.
Infrastructure: The sites identified have access to adequate sewer and water Figure 6- 4: Homes Completed in 2010 (Yukon x 118th) facilities with the exception of the Hollywood Park sites as they will require the installation of sewer and water lines. These improvements are planned to occur concurrent with the housing development and are a mitigation measure in the EIR. Vacant or underutilized sites are not constrained by environmental issues. When issues arise, they can be addressed through appropriate mitigation measures or approval agreements. Infrastructure, public services and facilities are available to all of the sites previously identified and, therefore, development potential is realistic.
Flooding: There are no flood plains mapped in the City and there is no risk of flood expected.
Environmental: To determine whether any significant environmental features exist that could prevent or impact future housing development, City staff conducted an assessment of each site’s conditions.
With the exception of Hollywood Park, none of the sites are known to have been previously contaminated with toxic substances requiring clean-up. On the Hollywood Park site there are some limited areas of soil contamination that will be remediated by removing contaminated soil during grading and excavation, per the project EIR.
There are no other known environmental constraints affecting these potential housing sites.
Noise: The Noise Element of the General Plan identifies aircraft noise, freeways, major arterials, collector roadways, and industrial plans as the major noise sources in the City. The City’s noise ordinance applies standard noise mitigation measures and requirements for residential development. In addition, the recently adopted California Green Building Code that the City
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6| Housing Resources now enforces requires that all exterior noise be mitigated to an acceptable level in all new housing units through insulation, insulated windows, and construction sealing techniques.
Small Vacant or Underutilized Sites Underutilized sites in Inglewood, shown in Appendix G, also include 1,012 properties zoned P-1, R-2, R-2A, R-3, R-4, and R-M which are primarily small sites (less than 0.5 acres). These sites could accommodate an additional 4,547 dwelling units. The Planning Division currently receives occasional applications for new units on these types of small properties therefore they have been included in the survey of underutilized sites even though they do not allow for the development of 20 or more units. It is assumed that these units would be rented or sold at market rate prices and would not contribute to the City’s affordable housing stock. During the period of August 1, 2012 through July 31, 2013, Inglewood received applications for the development of two (2) new single family dwelling units, second dwelling units, and garage apartments on vacant or underutilized small lots (lots less than 0.25 acres). During the same period one (1) year prior, one (1) application for a new single family dwelling units was received. Based on this information, the number of applications projected to be received annually for new single family, second dwellings, or garage apartments is estimated to be two (2).
Residential Housing Constructed or Approved
Between January 2008 and August 15, 2013, building permits were issued for twenty-nine (29) new market rate dwellings as well as the following income restricted units:
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Figure 6- 5: Units Approved or Constructed (2008-2013) LI VLI ELI Total Market Units Units MI Units Subsidy type and Address Status New Rate 51- 31- Units ≤ 30% rents/sales price charged Units Units 60% 50% MFI MFI MFI Tax Credit/ Redevelop. Set- 527 Aside/ HOME Regent 145 Studio (1): $659 St. Built 2 24 97 22 MFR 1 BR (36): $609-893 (Regent 2 BR (99): $680-1,070 Square) 3 BR (7) : $911-$1,231 Type of Subsidy 812 20 1 BR: $162-520 Built -- -- 3 16 1 Osage MFR 2 BR: $433-800 3 BR: $1,141 2nd trust deeds with Redev. Yukon x Set-Aside Built 9 SFR -- 9 -- -- 118th Affordable sale price: $223,700 Assumed to be market rate Misc. 29 29 based on small size of developments.
203 40 24 101 38
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APPENDIX A: GLOSSARY OF TERMS
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GLOSSARY OF TERMS
Acre: a unit of land measure equal to 43,560 square feet. Acreage, Net: The portion of a site exclusive of existing or planned public or private road rights- of-way. Affordability Covenant: A property title agreement which places resale or rental restrictions on a housing unit. Affordable Housing: Under State and federal statutes, housing which costs no more than 30 percent of gross household income. Housing costs include rent or mortgage payments, utilities, taxes, insurance, homeowner association fees, and other related costs. Affordable Units: Units for which households do not pay more than 30 percent of income for payment of rent (including monthly allowance for utilities) or monthly mortgage and related expenses. Since above moderate-income households do not generally have problems in locating affordable units, affordable units are often defined as those that low- to moderate- income households can afford. Annexation: The incorporation of land area into the jurisdiction of an existing city with a resulting change in the boundaries of that city. Assisted Housing: Housing that has been subsidized by federal, state, or local housing programs. Assisted Housing Developments: Multifamily rental housing that receives governmental assistance under federal programs listed in subdivision (a) of §65863.10, state and local multifamily revenue bond programs, local redevelopment programs, the federal Community Development Block Grant Program, or local in-lieu fees. The term also includes multi-family rental units that were developed pursuant to a local inclusionary housing program or used to a quality for a density bonus pursuant to §65915. At-Risk Housing: Multi-family rental housing that is at risk of losing its status as housing affordable for low and moderate income tenants due to the expiration of federal, state or local agreements. Below-Market-Rate (BMR): Any housing unit specifically priced to be sold or rented to low- or moderate- income households for an amount less than the fair-market value of the unit. Both the State of California and the U.S. Department of Housing and Urban Development set standards for determining which households qualify as "low income" or "moderate income." The financing of housing at less than prevailing interest rates. California Department of Housing and Community Development - HCD: The State Department responsible for administering State-sponsored housing programs and for reviewing housing elements to determine compliance with State housing law. California Environmental Quality Act (CEQA): A State law requiring State and local agencies to regulate activities with consideration for environmental protection. If a proposed activity has the potential for a significant adverse environmental impact, an environmental impact report (EIR) must be prepared and certified as to its adequacy before taking action on the proposed project. California Housing Finance Agency (CHFA): A State agency, established by the Housing and
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Home Finance Act of 1975, which is authorized to sell revenue bonds and generate funds for the development, rehabilitation, and conservation of low- and moderate-income housing. Census: The official United States decennial enumeration of the population conducted by the federal government. City: City with a capital "C" generally refers to City of Inglewood government or administration. City with a lower case "c" generally refers to the geographical area of the city. Community Development Block Grant (CDBG): A grant program administered by the U.S. Department of Housing and Urban Development (HUD) on a formula basis for entitlement communities, and by the State Department of Housing and Community Development (HCD) for non-entitled jurisdictions. This grant allots money to cities and counties for housing rehabilitation and community development, including public facilities and economic development. Compatible: Capable of existing together without conflict or ill effects. Condominium: A building or group of buildings in which units are owned individually, but the structure, common areas and facilities are owned by all owners on a proportional, undivided basis. Consistent: Free from variation or contradiction. Programs in the General Plan are to be consistent, not contradictory or preferential. State law requires consistency between a general plan and implementation measures such as the zoning ordinance. Contract Rent: The monthly rent agreed to, or contracted for regardless of any furnishings, utilities, or services that may be included. Dedication, In lieu of: Cash payments that may be required of an owner or developer as a substitute for a dedication of land, usually calculated in dollars per lot, and referred to as in lieu fees or in lieu contributions. Density: The number of dwelling units per unit of land. Density usually is expressed “per acre,” e.g., a development with 100 units located on 20 acres has density of 5.0 units per acre. Density, Residential: The number of permanent residential dwelling units per acre of land. Densities specified in the General Plan may be expressed in units per gross acre or per net developable acre. Density Bonus: The allocation of development rights that allows a parcel to accommodate additional square footage or additional residential units beyond the maximum for which the parcel is zoned. Under Government Code Section 65915, a housing development that provides 20 percent of its units for lower income households, or ten percent of its units for very low- income households, or 50 percent of its units for seniors, is entitled to a density bonus and other concessions. Developable Land: Land that is suitable as a location for structures and that can be developed free of hazards to, and without disruption of, or significant impact on, natural resource areas. Development Impact Fees: A fee or charge imposed on developers to pay for a jurisdiction’s costs of providing services to new development. Development Right: The right granted to a land owner or other authorized party to improve a property. Such right is usually expressed in terms of a use and intensity allowed under existing zoning regulation. For example, a development right may specify the maximum number of residential dwelling units permitted per acre of land.
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Dwelling, Multi-family: A building containing two or more dwelling units for the use of individual households; an apartment or condominium building is an example of this dwelling unit type. Dwelling, Single-family Attached: A one-family dwelling attached to one or more other one- family dwellings by a common vertical wall. Row houses and town homes are examples of this dwelling unit type. Dwelling, Single-family Detached: A dwelling, not attached to any other dwelling, which is designed for and occupied by not more than one family and surrounded by open space or yards. Dwelling Unit: A room or group of rooms (including sleeping, eating, cooking, and sanitation facilities, but not more than one kitchen), that constitutes an independent housekeeping unit, occupied or intended for occupancy by one household on a long-term basis. Elderly Household: As defined by HUD, elderly households are one- or two- member (family or non-family) households in which the head or spouse is age 62 or older. Element: A division or chapter of the General Plan. Emergency Shelter: Housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay. Emergency Shelter Grants (ESG): A grant program administered by the U.S. Department of Housing and Urban Development (HUD) provided on a formula basis to large entitlement jurisdictions. Encourage: To stimulate or foster a particular condition through direct or indirect action by the private sector or government agencies. Enhance: To improve existing conditions by increasing the quantity or quality of beneficial uses or features. Environmental Impact Report (EIR): A report that assesses all the environmental characteristics of an area and determines what effects or impacts will result if the area is altered or disturbed by a proposed action. Fair Market Rent: The rent, including utility allowances, determined by the United States Department of Housing and Urban Development for purposes of administering the Section 8 Existing Housing Program. Family: A single individual, or two (2) or more persons sharing a dwelling unit in a living arrangement usually characterized by sharing household/living expenses and sharing household operational/maintenance duties, as well as maintaining a single lease or rental agreement for all members of the household and other similar characteristics indicative of a single household. Feasible: Capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social, and technological factors. First-Time Home Buyer: Defined by HUD as an individual or family who has not owned a home during the three-year period preceding the HUD-assisted purchase of a home. Jurisdictions may adopt local definitions for first-time home buyer programs which differ from non-federally funded programs. General Plan: The General Plan is a legal document, adopted by the legislative body of a City or County, setting forth policies regarding long-term development. California law requires the preparation of seven elements or chapters in the General Plan: Land Use, Housing, Circulation,
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Conservation, Open Space, Noise, and Safety. Additional elements are permitted, such as Economic Development, Urban Design and similar local concerns. Goal: The ultimate purpose of an effort stated in a way that is general in nature and immeasurable. Green Building: Any building that is sited, designed, constructed, operated, and maintained for the health and well-being of the occupants, while minimizing impact on the environment. Gross Rent: Contract rent plus the estimated average monthly cost of utilities (water, electricity, gas) and fuels (oil, kerosene, wood, etc.) To the extent that these are paid for by the renter (or paid for by a relative, welfare agency, or friend) in addition to the rent. Group Home/Quarters: A facility which houses groups of unrelated persons not living in households (U.S. Census definition). Examples of group quarters include institutions, dormitories, shelters, military quarters, assisted living facilities and other quarters, including single-room occupancy (SRO) housing, where 10 or more unrelated individuals are housed. Home Mortgage Disclosure Act (HMDA): The Home Mortgage Disclosure Act requires larger lending institutions making home mortgage loans to publicly disclose the location and disposition of home purchase, refinance and improvement loans. Institutions subject to HMDA must also disclose the gender, race, and income of loan applicants. HOME Program: The HOME Investment Partnership Act, Title II of the National Affordable Housing Act of 1990. HOME is a Federal program administered by HUD which provides formula grants to States and localities to fund activities that build, buy, and/or rehabilitate affordable housing for rent or home ownership or provide direct rental assistance to low-income people. Homeless: Lacking a fixed, regular, or adequate nighttime residence; living in a shelter designated to provide temporary living arrangements; or having a primary nighttime residence that is a public or private place not designed for use as a regular sleeping accommodation for human beings, such as a car, park, abandoned building, or sidewalk. Homeless youth: A person not older than 24 years who is homeless; at risk of becoming homeless; exiting foster care on the basis of age; has run away from home; or not older than 17 years, emancipated under State law, and either homeless or at risk of becoming homeless. Household: All those persons—related or unrelated—who occupy a single housing unit. Household Income: The total income of all the persons living in a household. A household is usually described as very low income, low income, moderate income, and upper income based upon household size, and income, relative to the regional median income. Households, Number of: The count of all year-round housing units occupied by one or more persons. The concept of household is important because the formation of new households generates the demand for housing. Each new household formed creates the need for one additional housing unit or requires that one existing housing unit be shared by two households. Thus, household formation can continue to take place even without an increase in population, thereby increasing the demand for housing. Housing and Community Development, Department of (HCD): The State agency that has principal responsibility for assessing, planning for, and assisting communities to meet the needs of low- and moderate-income households. Housing and Urban Development, U.S. Department of (HUD): A cabinet-level department of the federal government that administers housing and community development programs.
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Housing Authority, Local (LHA): Local housing agency established in State law, subject to local activation and operation. Originally intended to manage certain federal subsidies, but vested with broad powers to develop and manage other forms of affordable housing. Housing Problems: Defined by HUD as a household which: (1) occupies a unit with physical defects (lacks complete kitchen or bathroom); (2) meets the definition of overcrowded; or (3) spends more than 30% of income on housing cost. Housing Subsidy: Housing subsidies refer to government assistance aimed at reducing housing sales or rent prices to more affordable levels. Two general types of housing subsidy exist. Where a housing subsidy is linked to a particular house or apartment, housing subsidy is “project” or “unit” based. In Section 8 rental assistance programs the subsidy is linked to the family and assistance provided to any number of families accepted by willing private landlords. This type of subsidy is said to be “tenant based.” Housing Unit: The place of permanent or customary abode of a person or family. A housing unit may be a single-family dwelling, a multi-family dwelling, a condominium, a modular home, a mobile home, a cooperative, or any other residential unit considered real property under State law. A housing unit has, at least, cooking facilities, a bathroom, and a place to sleep. It also is a dwelling that cannot be moved without substantial damage or unreasonable cost. Impact Fee: A fee, also called a development fee, levied on the developer of a project by a city, county, or other public agency as compensation for otherwise-unmitigated impacts the project will produce. Inclusionary Zoning: Provisions established by a public agency to require that a specific percentage of housing units in a project or development remain affordable to very low-, and low, or moderate income households for a specified period. Implementation Program: An action, procedures, program, or technique that carries out general plan policy. Implementation programs also specify primary responsibility for carrying out the action and a time frame for its accomplishment. Income Category: Four categories are used to classify a household according to income based on the median income for the county. Under state housing statutes, these categories are defined as follows: Very Low (0-50% of County median); Low (50-80% of County median); Moderate (80-120% of County median); and Upper (over 120% of County median). Infill Development: Development of vacant land (usually individual lots or left-over properties) within areas that are already largely developed. Jobs/Housing Balance; Jobs/Housing Ratio: The availability of affordable housing for employees. The jobs/housing ratio divides the number of jobs in an area by the number of employed residents. A ratio of 1.0 indicates a balance. A ratio greater than 1.0 indicates a net in- commute; less than 1.0 indicates a net out-commute. Large Household: A household with 5 or more members. Lease: A contractual agreement by which an owner of real property (the lessor) gives the right of possession to another (a lessee) for a specified period of time (term) and for a specified consideration (rent). Low-income Housing Tax Credits: Tax reductions provided by the federal and State governments for investors in housing for low-income households. Manufactured Housing: Housing that is constructed of manufactured components, assembled partly at the site rather than totally at the site. Also referred to as modular housing.
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Market-Rate Housing: Housing which is available on the open market without any subsidy. The price for housing is determined by the market forces of supply and demand and varies by location. Mean: The average of a range of numbers. Median: The mid-point in a range of numbers. Median Income: The annual income for each household size within a region which is defined annually by HUD. Half of the households in the region have incomes above the median and half have incomes below the median. Mitigate: To ameliorate, alleviate, or avoid to the extent reasonably feasible. Mixed-use: Properties on which various uses, such as office, commercial, institutional, and residential, are combined in a single building or on a single site in an integrated development project with significant functional interrelationships and a coherent physical design. A "single site" may include contiguous properties. Mobile Home: A structure, transportable in one or more sections, built on a permanent chassis and designed for use as a single-family dwelling unit and which (1) has a minimum of 400 square feet of living space; (2) has a minimum width in excess of 102 inches; (3) is connected to all available permanent utilities; and (4) is tied down (a) to a permanent foundation on a lot either owned or leased by the homeowner or (b) is set on piers, with wheels removed and skirted, in a mobile home park. Mortgage Revenue Bond (MRB): A state, county or city program providing financing for the development of housing through the sale of tax-exempt bonds. Multi-family Dwelling Unit: A building or portion thereof designed for or occupied by two or more families living independently of each other, including duplexes, triplexes, quadplexes, apartments, and condominiums. Overcrowding: Households or occupied housing units with 1.01 or more persons per room. Parcel: A lot in single ownership or under single control, usually considered a unit for purposes of development. Physical Defects: A housing unit lacking complete kitchen or bathroom facilities (U.S. Census definition). Jurisdictions may expand the Census definition in defining units with physical defects. Poverty Level: As used by the U.S. Census, families and unrelated individuals are classified as being above or below the poverty level based on a poverty index that provides a range of income cutoffs or "poverty thresholds" varying by size of family, number of children, and age of householder. The income cutoffs are updated each year to reflect the change in the Consumer Price Index. Project-Based Rental Assistance: Rental assistance provided for a project, not for a specific tenant. A tenant receiving project-based rental assistance gives up the right to that assistance upon moving from the project. Public Housing: A project-based low-rent housing program operated by independent local public housing authorities. A low-income family applies to the local public housing authority in the area in which they want to live. Quantified Objective: The housing element must include quantified objectives which specify the maximum number of housing units that can be constructed, rehabilitated, and conserved by income level within a five- year time frame, based on the needs, resources, and constraints
Page 6 of 9 Inglewood Housing Element 2013-2021 Appendix A 7| Appendices identified in the housing element (§65583 (b)). The number of units that can be conserved should include a subtotal for the number of existing assisted units subject to conversion to non- low income households. Whenever possible, objectives should be set for each particular housing program, establishing a numerical target for the effective period of the program. Ideally, the sum of the quantified objectives will be equal to the identified housing needs. However, identified needs may exceed available resources and limitations imposed by other requirements of state planning law. Where this is the case, the quantified objectives need not equal the identified housing needs, but should establish the maximum number of units that can be constructed, rehabilitated, and conserved (including existing subsidized units subject to conversion which can be preserved for lower- income use), given the constraints. Redevelop: To demolish existing buildings; or to increase the overall floor area existing on a property; or both; irrespective of whether a change occurs in land use. Redevelopment Agency: California Community Redevelopment Law previously provided authority to establish a Redevelopment Agency with the scope and financing mechanisms necessary to remedy blight and provide stimulus to eliminate deteriorated conditions. The law provides or the planning, development, redesign, clearance, reconstruction, or rehabilitation, or any combination of these, and the provision of public and private improvements as may be appropriate or necessary in the interest of the general welfare by the Agency. Redevelopment law requires an Agency to set aside 20 percent of all tax increment dollars generated from each redevelopment project area for increasing and improving the community’s supply of affordable housing. Redevelopment agencies were disbanded throughout the State in 2012. Regional Housing Needs Plan (RHNP): The Regional Housing Needs Plan (RHNP) is based on State of California projections of population growth and housing unit demand and assigns a share of the region’s future housing need to each jurisdiction within the SCAG (Southern California Association of Governments). These housing need numbers serve as the basis for the update of the Housing Element in each California city and county. Regional Housing Needs Share: A quantification by a COG or by HCD of existing and projected housing need, by household income group, for all localities within a region. Rehabilitation: The repair, preservation, and/or improvement of substandard housing. Residential, Multiple Family: Usually three or more dwelling units on a single site, which may be in the same or separate buildings. Residential, Single-family: A single dwelling unit on a building site. Rezoning: An amendment to the map and/or text of a zoning ordinance to effect a change in the nature, density, or intensity of uses allowed in a zoning district and/or on a designated parcel or land area. Second Unit: A self-contained living unit, either attached to or detached from, and in addition to, the primary residential unit on a single lot. "Granny Flat" is one type of second unit intended for the elderly. Section 8 Rental Assistance Program: A federal (HUD) rent-subsidy program that is one of the main sources of federal housing assistance for low-income households. The program operates by providing "housing assistance payments" to owners, developers, and public housing agencies to make up the difference between the "Fair Market Rent" of a unit (set by HUD) and the household's contribution toward the rent, which is calculated at 30 percent of the household's
Inglewood Housing Element 2013-2021 Page 7 of 9 Appendix A 7|Appendices adjusted gross monthly income (GMI). Section 8 includes programs for new construction, existing housing, and substantial or moderate housing rehabilitation. Seniors: Persons age 65 and older. Service Needs: The particular services required by special populations, typically including needs such as transportation, personal care, housekeeping, counseling, meals, case management, personal emergency response, and other services preventing premature institutionalization and assisting individuals to continue living independently. Shall: That which is obligatory or necessary. Should: Signifies a directive to be honored if at all feasible. Site: A parcel of land used or intended for one use or a group of uses and having frontage on a public or an approved private street. A lot. Small Household: Pursuant to HUD definition, a small household consists of two to four nonelderly persons. Special Needs Groups: Those segments of the population which have a more difficult time finding decent affordable housing due to special circumstances. Under California Housing Element statutes, these special needs groups consist of the elderly, handicapped, large families, female-headed households, farm workers and the homeless. A jurisdiction may also choose to consider additional special needs groups in the Housing Element, such as students, military households, other groups present in their community. Subdivision: The division of a tract of land into defined lots, either improved or unimproved, which can be separately conveyed by sale or lease, and which can be altered or developed. Subdivision Map Act: Section 66410 et seq. of the California Government Code, this act vests in local legislative bodies the regulation and control of the design and improvement of subdivisions, including the requirement for tentative and final maps. Subsidize: To assist by payment of a sum of money or by the granting of terms or favors that reduce the need for monetary expenditures. Housing subsidies may take the forms of mortgage interest deductions or tax credits from federal and/or state income taxes, sale or lease at less than market value of land to be used for the construction of housing, payments to supplement a minimum affordable rent, and the like. Substandard Housing: Residential dwellings that, because of their physical condition, do not provide safe and sanitary housing. Substandard, Suitable for Rehabilitation: Substandard units which are structurally sound and where the cost of rehabilitation is economically warranted. Substandard, Needs Replacement: Substandard units which are structurally unsound and for which the cost of rehabilitation is considered infeasible, such as instances where the majority of a unit has been damaged by fire. Supportive Housing: Housing with no limit on length of stay, that is operated by a supportive housing provider, that is occupied by a target population, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. The development may include space for ancillary supportive services used by residents only.
Page 8 of 9 Inglewood Housing Element 2013-2021 Appendix A 7| Appendices
Supportive Services: Services provided to residents of supportive housing for the purpose of facilitating the independence of residents. Some examples are case management, medical or psychological counseling and supervision, child care, transportation, and job training. Tenant-Based Rental Assistance: A form of rental assistance in which the assisted tenant may move from a dwelling unit with a right to continued assistance. The assistance is provided for the tenant, not for the project. Transient Occupancy Buildings: Buildings that have an occupancy of 30 days or fewer, such as boarding houses, hospices, hostels, and emergency shelters. Transit Occupancy Tax: A tax imposed by a jurisdiction upon travelers to the area, collected by hotel, bed and breakfast, and condominium operators. Transitional Housing: One or more buildings configured as a rental housing development that is exclusively designated and targeted for individuals and households at immediate risk of becoming homeless or transitioning from homelessness to permanent housing; and that is operated and managed by a transitional housing provider under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months. The development may include space for ancillary supportive services used by residents only. Universal Design: The creation of products and environments meant to be usable by all people, to the greatest extent possible, without the need for adaptation or specialization. U.S. Department of Housing and Urban Development (HUD): The cabinet level department of the federal government responsible for housing, housing assistance, and urban development at the national level. Housing programs administered through HUD include Community Development Block Grant (CDBG), HOME and Section 8, among others. Vacant: Lands or buildings that are not actively used for any purpose. Zoning: The division of a city or county by legislative regulations into areas, or zones, which specify allowable uses for real property and size restrictions for buildings within these areas; a program that implements policies of the General Plan.
Inglewood Housing Element 2013-2021 Page 9 of 9 Appendix A
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APPENDIX B: FINANCING RESOURCES
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FINANCING RESOURCES
Section 202 Supportive Housing Program Description: Grants awarded to non-profit Description: Awards grants for developers of supportive housing for the development of supportive housing and elderly. support services to assist homeless persons Eligible Activities: New construction, in the transition from homelessness. rehabilitation, acquisition, Eligible Activities: Housing for the disabled, Application Deadline: June of each year transitional housing, supportive housing, Funding Source: Federal support services Application Deadline: Set by HUD annually California Housing Finance Agency Funding: Federal Mortgage Purchase Program Description: CHFA sells tax-exempt bonds Multiple-Family Housing Program (MHP) to make below market loans to first-time Description: Issues deferred payment loans homebuyers. Program operates through for new construction, rehabilitation and participating lenders who originate loans preservation of rental housing. for CHFA. Eligible Activities: New construction, Eligible Activities: Home-buyer assistance rehabilitation, preservation Application Deadline: n/a Application Deadline: Funding: State Funding: State
California Housing Finance Agency Rental California Housing Rehab Program— Housing Program Owner Component (CHRP) Description: Offers below market-rate Description: Offers low-interest loans for financing to builders and developers of the rehabilitation of substandard homes multiple-family and senior rental housing. owned and occupied by low-income Tax-exempt bonds provided below-market households. City and non-profit agencies mortgages. sponsor rehabilitation projects. Eligible Activities: New construction, Eligible Activities: Rehabilitation, repair rehabilitation, acquisition of properties code violations, accessibility improvements, from 20 to 150 units room additions, etc. Application Deadline: Pending program Application Deadline: n/a renewal (updated 2/2012) Funding: State Funding: State Tax-Exempt Revenue Bond Description: City-issued revenue bonds for developers to support low-income housing for low- income families at specific rates. Eligible Activities: New construction, rehabilitation, acquisition Application Deadline: n/a Funding: Local
Inglewood Housing Element 2013-2021 Page 1 of 2 Appendix B 7|Appendices
Freddie Mac Shelter Plus Care Description: Home Works-Provides 1st and Description: Offers grants for rental 2nd mortgages that include rehabilitation assistance and support services to homeless loans. City provides gap financing for persons living with disabilities. rehabilitation component. Households Eligible Activities: Rental assistance, earning up to 80% MFI qualify. homeless assistance, support services Eligible Activities: Home-buyer assistance Application Deadline: Application may be combined with rehabilitation. submitted once a NOFA is published. Application Deadline: n/a Funding: Federal Funding: Private Low-Income Housing Tax Credit (LIHTC) Federal Home Loan Bank Affordable Description: Tax credits available to Housing Program individuals and corporations to invest in Description: Provides direct subsidies to low-income housing. Proceeds from the non-profit and for-profit developers and sales are typically used to create housing. public agencies for affordable low-income Eligible Activities: Construction of housing homeownership and rental housing. Application Deadline: n/a Eligible Activities: New construction Funding: Federal Application Deadline: n/a Funding: Private Section 203(k) Description: Offers a long-term, low- California Community Reinvestment interest loan at fixed rates to finance Corporation (CCRC) acquisition and rehabilitation of property. Description: Non-profit mortgage banking Eligible Activities: Land acquisition, consortium designed to provide long- term rehabilitation, relocation of units, refinance debt financing for affordable multiple- existing indebtedness family rental housing. Non-profit and for- Application Deadline: Application may be profit developers contact member banks. submitted once a NOFA is published. Eligible Activities: New construction, Funding: Federal rehabilitation, acquisition Application Deadline: n/a Section 811 Funding: Private Description: Provides grants to non-profit developers of supportive housing for Self-Help Housing persons with disabilities. Description: Provides non-profit agencies Eligible Activities: Acquisition, with money for self-help construction rehabilitation, new construction, rental supervision, loan packaging and homebuyer assistance education. Application Deadline: Application may be Eligible Activities: Construction supervision, submitted once a NOFA is published. loan packaging, homebuyer education Funding: Federal Application Deadline: n/a Funding: State
Page 2 of 2 Inglewood Housing Element 2013-2021 Appendix B APPENDIX C: BUILDING DIVISION FEE SCHEDULES
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BUILDING DIVISION FEE SCHEDULES
Table: Electrical Permit Fees ELECTRICAL ITEM COST PER ITEM $27.00 plus following items Receptacle, light, switch, lighting fixture 2.00 Range, oven, dryer, dishwasher, garbage disposal, 22.00 fan, heater, ceiling heat circuit, misc. fixed appliances Smoke Detector 5.00 SERVICES 0-100 amp 33.00 100-200 amp 43.00 201-400 amp 65.00 401-600 amp 108.00 601-1000 amp 217.00 Over 1000 amp or 600 V 434.00 Source: Inglewood Building Division (2013)
Table: Plumbing Permit Fees PLUMBING ITEM COST PER ITEM $27.00 plus following items
Gas System: 1 to 5 outlets 16.00 Gas System 6+ outlets (each) 3.00 Bathtub, dishwasher, floor drain/sink, laundry tub, 22.00 lavatory, shower, sink/garbage disposal, toilet, urinal, washing machine Water Heater 16.00 Water Piping (includes repair) 22.00
Lawn Sprinkler System 22.00 Source: Inglewood Building Division (2013)
Inglewood Housing Element 2013-2021 Page 1 of 2 Appendix C 7|Appendices
Table: Sewer Permit Fees SEWER ITEM COST PER ITEM $27.00 plus the following Building Sewer 54.00 Septic Tank ------Cesspool ------Alter, repair or abandon sewer or disposal system 22.00 Saddle Connection 54.00 Industrial waste interceptor 33.00 House Sewer Manhole 22.00 Connection Each Additional Bldg. 22.00 Plan Check 0.85 X Total Fee Source: Inglewood Building Division (2013)
Table: Heating and Ventilation Permit Fees HEATING VENITILATION-A/C ITEM COST PER ITEM $25.00 plus the following F.A.U. TO/INCL. 100,000 Btu’s 54.00 F.A.U. Over 100,000 Btu’s (less than 200,00) 81.00 Floor Furnace 38.00 Suspended, Wall or Unit Heater 38.00 Appliance Vent 22.00 Repair, Alter, Add to Existing 38.00 Boiler or Compressor to 30 hp 54.00 Absorption System to 500,000 Btu’s 81.00 Air Handling Unit 33.00 Evaporative Cooler 33.00 Vent Fan 33.00 Ventilation System 54.00 Hood w/mechanical exhaust 81.00 Registers 2.00 Each appliance not listed 38.00 Gas System 15.00 Source: Inglewood Building Division (2013)
Additional fees may apply for Energy Plan Check, Strong Motion Plan Check, and General Plan Maintenance.
Page 2 of 2 Inglewood Housing Element 2013-2021 Appendix C
APPENDIX D: DATA SOURCES
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DATA SOURCES
In addition to data source references contained in the Housing Element, the flowing agencies or sources were referred to in preparation of the City of Inglewood Housing Element.
U.S. Department of Commerce, Bureau of the Census Department of Finance: Demographic Research Unit Southern California Association of Governments (SCAG) Regional Comprehensive Plan and Guide Longtin’s California Land Use Population and Housing Report Commission on Affordable Housing, Needs for Seniors, 2002. State of California, Employment Development Department, Labor Market Information Division: Labor Force and Industry Employment Bureau of Labor Statistics, EA and I Unit: Local Area Unemployment Axciom/Dataquick: Sales and Median Price Reports U.S. Department of Commerce, Bureau of the Census: Survey of Income and Program Participation United States Department of Agriculture, National Agriculture Statistics Service City of Inglewood: General Plan, Zoning Code, City of Inglewood Village Specific Plan, Hollywood Park Specific Plan, Housing Assistance Plan City Council Agenda Reports and Land Use Database U.S. Department of Housing and Urban Development/California Housing Partnership Corporation: Federally-Assisted Multifamily Housing, Prepayment Eligible and Project-Based Section 8 Expirations U.S. Department of Housing and Urban Development (HUD), Office of Policy Development and Research Claritas State of California, Department of Housing and Community Development: California’s Housing Markets, Statewide Housing Plan Update State Consolidated Plan City of Inglewood Building Standards: Building Valuation Data Metroscan Property Profile Report.
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APPENDIX E: DISTRIBUTION LIST
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DISTRIBUTION LIST
1736 Family Crisis Center Southern California Association of Governments A Community of Friends Habitat for Humanity-South Bay Region Akila Concepts Incorporated South Bay Cities Council of Governments Beacon House Association of San Pedro Culver City Housing Division Casa de Los Angelitos Los Angeles Neighborhood Housing Association Center for the Pacific Asian Family, Incorporated Hawthorne Housing Division DCFS Gardena Housing Division Harbor Interfaith Shelter Inglewood Neighborhood Housing Services Healthview, Incorporated People Assisting the Homeless House of Yahweh Sacred Heart Hospice, Inc. Homes for Life Foundation Housing Rights Center Midnight Mission Family Housing California Department of Fair Employment and Housing Peace and Joy Care Center HUD Programs Manager/ED Attn: Ms. Angie Pacheco Rainbow Services Limited Los Angeles Homeless Service Authority Saint Margaret Center Los Angeles County Health Department Support for Harbor Area Women’s Lives Southern California Association of Non-Profit Housing United States Veterans Initiate Lamp Community California Department of Housing and Community Development Adobe Communities Federal Home Loan Bank of Skid Row Housing Trust The Community Development Commission The Campaign for Affordable Housing The California Reinvestment Coalition California Assisted Living Network
Inglewood Housing Element 2013-2021 Page 1 of 2 Appendix E 7|Appendices
California Housing Finance Agency U.S. Department of Housing and Urban Development California Housing Law Project California Alliance for Retired Americans Residential Care Facilities, California Care Network Trilogy Mayor James T. Butts Councilman George Dotson Councilman Alex Padilla Councilman Eloy Morales, Jr. Councilman Ralph Franklin Library Director, City of Inglewood Director of Parks, Recreation & Community Services Attn: Ms. Sabrina Barnes Mr. Michael Falkow, Assistant City Manager Mr. David Esparza, Assistant City Manager/ CFO SHELTER PARTNERSHIP Attn: Ms. Nicky Viola, Project Manager SHELTER PARTNERSHIP Attn: Ms. Ruth Schwartz, Executive Director Mr. Louis Atwell, Public Works Director Chief Fronterotta, Inglewood Police Department Mr. Cal Saunders, City Attorney Chairman Larry Springs Commissioner Aide M. Trejo Commissioner Terry Coleman Commissioner David Rice Commissioner Darius Leevy Ms. Margarita Cruz, City of Inglewood Ms. Sharon Koike, Acting Finance Director PUBLIC COUNSEL LAW CENTER Attn: Ms. Remy De La Peza Attorney/E.J.W.F.
Page 2 of 2 Inglewood Housing Element 2013-2021 Appendix E APPENDIX F: HOLLYWOOD PARK PARCEL SPECIFIC ANALYSIS
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HOLLYWOOD PARK PARCEL SPECIFIC ANALYSIS
Tract HPSP Zone Allowable Potential Existing Water Sanitation 69906 (R=residential General Plan Acres Density Unit Environmental Constraints Land Use Capacity Capacity Lot No. or mixed-use) (du/ac) Capacity
1 R Major Mixed Use 0.83 30 25 racetrack 2 R Major Mixed Use 0.96 30 29 andracetrack parking 3 R Major Mixed Use 0.63 30 19 andracetrack parking 4 R Major Mixed Use 1.04 30 31 andracetrack parking 5 R Major Mixed Use 1.2 30 36 andracetrack parking 6 R Major Mixed Use 2.03 30 61 andracetrack parking 7 R Major Mixed Use 1.88 30 56 andracetrack parking 8 R Major Mixed Use 1.35 30 41 andracetrack parking 9 R Major Mixed Use 1.51 30 45 andracetrack parking 10 R Major Mixed Use 1.92 15 29 andracetrack parking 11 R Major Mixed Use 0.64 15 10 andracetrack parking 12 R Major Mixed Use 1.05 15 16 andracetrack parking 13 R Major Mixed Use 0.89 15 13 andracetrack parking 14 R Major Mixed Use 0.6 15 9 andracetrack parking 15 R Major Mixed Use 0.51 15 8 andracetrack parking 16 R Major Mixed Use 0.9 15 14 andracetrack parking 17 R Major Mixed Use 0.88 15 13 andracetrack parking 18 R Major Mixed Use 0.76 15 11 andracetrack parking 19 R Major Mixed Use 0.9 15 14 andracetrack parking 20 R Major Mixed Use 0.92 15 14 andracetrack parking 21 R Major Mixed Use 1.54 15 23 andracetrack parking Noise: mitigated by andracetrack parking 22 R Major Mixed Use 1.1 15 17 Adequate with upgrades CalGreen Code and parking 23 R Major Mixed Use 0.18 15 3 racetrack identified per EIR to requirements; Limited site 24 R Major Mixed Use 0.15 15 2 andracetrack parking occur concurrent with contamination to be construction mitigated during site 25 R Major Mixed Use 0.16 15 2 andracetrack parking excavation per EIR 26 R Major Mixed Use 0.15 15 2 andracetrack parking 27 R Major Mixed Use 0.15 15 2 andracetrack parking 28 R Major Mixed Use 0.15 15 2 andracetrack parking 29 R Major Mixed Use 0.18 15 3 andracetrack parking 30 R Major Mixed Use 0.64 15 10 andracetrack parking 31 R Major Mixed Use 0.15 15 2 andracetrack parking 32 R Major Mixed Use 0.12 15 2 andracetrack parking 33 R Major Mixed Use 0.12 15 2 andracetrack parking 34 R Major Mixed Use 0.15 15 2 andracetrack parking 35 R Major Mixed Use 0.36 15 5 andracetrack parking 36 R Major Mixed Use 0.45 15 7 andracetrack parking 37 R Major Mixed Use 0.44 30 13 andracetrack parking 38 R Major Mixed Use 0.71 30 21 andracetrack parking 39 R Major Mixed Use 0.48 30 14 andracetrack parking 40 R Major Mixed Use 1.02 30 31 andracetrack parking 41 R Major Mixed Use 0.47 30 14 andracetrack parking 42 R Major Mixed Use 0.87 30 26 andracetrack parking 43 R Major Mixed Use 0.71 30 21 andracetrack parking 44 R Major Mixed Use 0.52 30 16 andracetrack parking 45 R Major Mixed Use 0.43 15 6 andracetrack parking 46 R Major Mixed Use 0.5 15 8 andracetrack parking and parking
Inglewood Housing Element 2013-2021 Page 1 of 5 Appendix F 7| Appendices
Tract HPSP Zone Allowable Potential Existing Water Sanitation 69906 (R=residential General Plan Acres Density Unit Environmental Constraints Land Use Capacity Capacity Lot No. or mixed-use) (du/ac) Capacity
47 R Major Mixed Use 0.1 15 2 racetrack 48 R Major Mixed Use 0.1 15 2 andracetrack parking 49 R Major Mixed Use 0.1 15 2 andracetrack parking 50 R Major Mixed Use 0.1 15 2 andracetrack parking 51 R Major Mixed Use 0.1 15 2 andracetrack parking 52 R Major Mixed Use 0.2 15 3 andracetrack parking 53 R Major Mixed Use 0.21 15 3 andracetrack parking 54 R Major Mixed Use 0.15 15 2 andracetrack parking 55 R Major Mixed Use 0.15 15 2 andracetrack parking 56 R Major Mixed Use 0.15 15 2 andracetrack parking 57 R Major Mixed Use 0.15 15 2 andracetrack parking 58 R Major Mixed Use 0.15 15 2 andracetrack parking 59 R Major Mixed Use 0.15 15 2 andracetrack parking 60 R Major Mixed Use 0.19 15 3 andracetrack parking 61 R Major Mixed Use 0.63 15 9 andracetrack parking 62 R Major Mixed Use 0.15 15 2 andracetrack parking 63 R Major Mixed Use 0.12 15 2 andracetrack parking 64 R Major Mixed Use 0.12 15 2 andracetrack parking 65 R Major Mixed Use 0.13 15 2 andracetrack parking 66 R Major Mixed Use 0.51 15 8 andracetrack parking 67 R Major Mixed Use 0.34 15 5 andracetrack parking Noise: mitigated by andracetrack parking 68 R Major Mixed Use 0.77 30 23 Adequate with upgrades CalGreen Code and parking 69 R Major Mixed Use 0.3 30 9 racetrack identified per EIR to requirements; Limited site 70 R Major Mixed Use 0.46 30 14 andracetrack parking occur concurrent with contamination to be construction mitigated during site 71 R Major Mixed Use 0.63 30 19 andracetrack parking excavation per EIR 72 R Major Mixed Use 0.4 30 12 andracetrack parking 73 R Major Mixed Use 0.83 30 25 andracetrack parking 74 R Major Mixed Use 0.5 30 15 andracetrack parking 75 R Major Mixed Use 0.77 30 23 andracetrack parking 76 R Major Mixed Use 0.54 30 16 andracetrack parking 77 R Major Mixed Use 0.23 30 7 andracetrack parking 78 R Major Mixed Use 0.2 30 6 andracetrack parking 79 R Major Mixed Use 0.32 30 10 andracetrack parking 80 R Major Mixed Use 0.57 30 17 andracetrack parking 81 R Major Mixed Use 0.33 30 10 andracetrack parking 82 R Major Mixed Use 0.29 30 9 andracetrack parking 83 R Major Mixed Use 0.29 30 9 andracetrack parking 84 R Major Mixed Use 0.64 30 19 andracetrack parking 85 R Major Mixed Use 0.83 30 25 andracetrack parking 86 R Major Mixed Use 0.55 15 8 andracetrack parking 87 R Major Mixed Use 0.65 15 10 andracetrack parking 88 R Major Mixed Use 0.1 15 2 andracetrack parking 89 R Major Mixed Use 0.1 15 2 andracetrack parking 90 R Major Mixed Use 0.1 15 2 andracetrack parking 91 R Major Mixed Use 0.1 15 2 andracetrack parking 92 R Major Mixed Use 0.11 15 2 andracetrack parking and parking
Page 2 of 5 Inglewood Housing Element 2013-2021 Appendix F 7| Appendices
Tract HPSP Zone Allowable Potential Existing Water Sanitation 69906 (R=residential General Plan Acres Density Unit Environmental Constraints Land Use Capacity Capacity Lot No. or mixed-use) (du/ac) Capacity
93 R Major Mixed Use 0.21 15 3 racetrack 94 R Major Mixed Use 0.58 30 17 andracetrack parking 95 R Major Mixed Use 0.56 30 17 andracetrack parking 96 R Major Mixed Use 0.85 30 26 andracetrack parking 97 R Major Mixed Use 1.15 30 35 andracetrack parking 98 R Major Mixed Use 1.7 30 51 andracetrack parking 99 R Major Mixed Use 0.72 30 22 andracetrack parking 100 R Major Mixed Use 1.13 85 96 andracetrack parking 101 R Major Mixed Use 2.05 85 174 andracetrack parking 102 R Major Mixed Use 1.34 85 114 andracetrack parking 103 R Major Mixed Use 1.01 85 86 andracetrack parking 104 R Major Mixed Use 1.01 85 86 andracetrack parking 105 R Major Mixed Use 0.86 30 26 andracetrack parking 106 R Major Mixed Use 1.06 30 32 andracetrack parking 107 R Major Mixed Use 0.54 30 16 andracetrack parking 108 R Major Mixed Use 1.04 30 31 andracetrack parking 109 R Major Mixed Use 0.54 30 16 andracetrack parking 110 R Major Mixed Use 0.51 30 15 andracetrack parking 111 R Major Mixed Use 1.42 85 121 andracetrack parking 112 R Major Mixed Use 1.51 85 128 andracetrack parking 113 R Major Mixed Use 1.43 85 122 andracetrack parking Noise: mitigated by andracetrack parking 114 R Major Mixed Use 1.03 85 88 Adequate with upgrades CalGreen Code and parking 115 R Major Mixed Use 1.01 85 86 racetrack identified per EIR to requirements; Limited site 116 R Major Mixed Use 1.01 85 86 andracetrack parking occur concurrent with contamination to be construction mitigated during site 117 R Major Mixed Use 0.54 85 46 andracetrack parking excavation per EIR 118 R Major Mixed Use 0.47 85 40 andracetrack parking 119 R Major Mixed Use 0.55 85 47 andracetrack parking 120 R Major Mixed Use 0.71 85 60 andracetrack parking 121 R Major Mixed Use 0.65 85 55 andracetrack parking 122 R Major Mixed Use 1.01 85 86 andracetrack parking 123 R Major Mixed Use 1.44 85 122 andracetrack parking 124 R Major Mixed Use 1 85 85 andracetrack parking 125 R Major Mixed Use 1.43 85 122 andracetrack parking 126 R Major Mixed Use 2.53 85 215 andracetrack parking 127 R Major Mixed Use 0.74 85 63 andracetrack parking 128 R Major Mixed Use 1.16 85 99 andracetrack parking 129 R Major Mixed Use 1.17 85 99 andracetrack parking 130 R Major Mixed Use 0.74 85 63 andracetrack parking 131 R Major Mixed Use 1.89 85 161 andracetrack parking 132 R Major Mixed Use 1.75 85 149 andracetrack parking 133 R Major Mixed Use 1.01 85 86 andracetrack parking 134 R Major Mixed Use 1.01 85 86 andracetrack parking 135 R Major Mixed Use 0.73 85 62 andracetrack parking 136 R Major Mixed Use 0.73 85 62 andracetrack parking 137 R Major Mixed Use 0.18 30 5 andracetrack parking 138 R Major Mixed Use 0.19 30 6 andracetrack parking and parking
Inglewood Housing Element 2013-2021 Page 3 of 5 Appendix F 7| Appendices
Tract HPSP Zone Allowable Potential Existing Water Sanitation 69906 (R=residential General Plan Acres Density Unit Environmental Constraints Land Use Capacity Capacity Lot No. or mixed-use) (du/ac) Capacity
139 R Major Mixed Use 0.43 30 13 racetrack 140 R Major Mixed Use 1.23 30 37 andracetrack parking 141 R Major Mixed Use 1.6 30 48 andracetrack parking 142 R Major Mixed Use 1.31 30 39 andracetrack parking 143 R Major Mixed Use 2.25 30 68 andracetrack parking 144 R Major Mixed Use 0.53 30 16 andracetrack parking 145 R Major Mixed Use 0.5 30 15 andracetrack parking 146 R Major Mixed Use 0.35 30 11 andracetrack parking 147 R Major Mixed Use 0.37 30 11 andracetrack parking 148 R Major Mixed Use 0.57 30 17 andracetrack parking 149 R Major Mixed Use 0.57 30 17 andracetrack parking 150 R Major Mixed Use 0.85 30 26 andracetrack parking 151 R Major Mixed Use 0.53 30 16 andracetrack parking 152 R Major Mixed Use 0.63 30 19 andracetrack parking 153 R Major Mixed Use 0.77 30 23 andracetrack parking 154 R Major Mixed Use 1.21 30 36 andracetrack parking 155 R Major Mixed Use 1.49 30 45 andracetrack parking 156 R Major Mixed Use 1.31 30 39 andracetrack parking 157 R Major Mixed Use 0.69 30 21 andracetrack parking 158 R Major Mixed Use 0.22 30 7 andracetrack parking 159 R Major Mixed Use 0.26 30 8 andracetrack parking Noise: mitigated by andracetrack parking 160 R Major Mixed Use 0.98 30 29 Adequate with upgrades CalGreen Code and parking 161 R Major Mixed Use 0.21 30 6 racetrack identified per EIR to requirements; Limited site 162 R Major Mixed Use 0.14 30 4 andracetrack parking occur concurrent with contamination to be construction mitigated during site 163 R Major Mixed Use 0.95 30 29 andracetrack parking excavation per EIR 164 R Major Mixed Use 0.52 30 16 andracetrack parking 165 R Major Mixed Use 1.14 30 34 andracetrack parking 166 R Major Mixed Use 0.47 30 14 andracetrack parking 167 R Major Mixed Use 0.23 30 7 andracetrack parking 168 R Major Mixed Use 0.54 30 16 andracetrack parking 169 R Major Mixed Use 1.38 30 41 andracetrack parking 170 R Major Mixed Use 0.65 30 20 andracetrack parking 171 R Major Mixed Use 0.53 30 16 andracetrack parking 172 R Major Mixed Use 0.25 30 8 andracetrack parking 173 R Major Mixed Use 0.31 30 9 andracetrack parking 174 R Major Mixed Use 0.5 30 15 andracetrack parking 175 R Major Mixed Use 1.05 30 32 andracetrack parking 176 R Major Mixed Use 0.96 30 29 andracetrack parking 177 R Major Mixed Use 0.37 30 11 andracetrack parking 178 R Major Mixed Use 0.92 30 28 andracetrack parking 179 R Major Mixed Use 0.33 30 10 andracetrack parking 180 R Major Mixed Use 0.62 30 19 andracetrack parking 181 R Major Mixed Use 1.92 30 58 andracetrack parking 182 R Major Mixed Use 1.01 30 30 andracetrack parking 183 R Major Mixed Use 1.73 30 52 andracetrack parking 184 R Major Mixed Use 0.92 85 78 andracetrack parking and parking
Page 4 of 5 Inglewood Housing Element 2013-2021 Appendix F 7| Appendices
Tract HPSP Zone Allowable Potential Existing Water Sanitation 69906 (R=residential General Plan Acres Density Unit Environmental Constraints Land Use Capacity Capacity Lot No. or mixed-use) (du/ac) Capacity
185 R Major Mixed Use 1.24 85 105 racetrack 186 R Major Mixed Use 1.58 85 134 andracetrack parking 187 R Major Mixed Use 1.03 85 88 andracetrack parking 188 R Major Mixed Use 2.52 85 214 andracetrack parking 190 R Major Mixed Use 2.44 85 207 andracetrack parking 191 R Major Mixed Use 1.00 85 85 andracetrack parking 192 R Major Mixed Use 3 85 223 andracetrack parking 193 R Major Mixed Use 0.67 85 57 andracetrack parking Noise: mitigated by andracetrack parking 194 R Major Mixed Use 2.17 85 184 Adequate with upgrades CalGreen Code and parking 195 R Major Mixed Use 0.06 85 5 racetrack identified per EIR to requirements; Limited site 196 R Major Mixed Use 2.21 85 188 andracetrack parking occur concurrent with contamination to be construction mitigated during site 197 R Major Mixed Use 0.23 85 20 andracetrack parking excavation per EIR 198 R Major Mixed Use 0.25 85 21 andracetrack parking 199 R Major Mixed Use 1.05 85 89 andracetrack parking 200 R Major Mixed Use 4.02 85 342 andracetrack parking 201 R Major Mixed Use 1.42 85 121 andracetrack parking 202 R Major Mixed Use 4.52 85 384 andracetrack parking 203 R Major Mixed Use 0.65 85 55 andracetrack parking 204 R Major Mixed Use 2.61 85 222 andracetrack parking 205 R Major Mixed Use 0.89 85 76 andracetrack parking TOTAL 163.29 MIN DU 1975 (w/oand parking utilizing development equivalency program)
Inglewood Housing Element 2013-2021 Page 5 of 5 Appendix F
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APPENDIX G: SMALL VACANT OR UNDERUTILIZED INVENTORY
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SMALL VACANT OR UNDERUTILIZED INVENTORY
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 1 4013014044 1064 E FAIRVIEW BL P-1 Medium Density 4910 0.11 31/ac 4 1 3 Neither 2 4024033016 1240 MAPLE ST P-1 Medium Density 7000 0.16 31/ac 5 1 4 Neither 3 4024032009 1235 MAPLE ST P-1 Medium Density 7150 0.16 31/ac 5 1 4 Neither 4 4020001016 419 W OLIVE ST P-1 Medium Density 7192 0.17 31/ac 5 1 4 Neither 5 4023007014 443 W 93RD ST P-1 Medium Density 7200 0.17 31/ac 5 1 4 Neither 6 4017002042 506 W SHORT ST P-1 Medium Density 7245 0.17 31/ac 5 1 4 Neither 7 4002018016 111 W HILLSDALE ST P-1 Medium Density 7266 0.17 31/ac 7 1 6 Neither 8 4021030010 201 E TAMARACK AV P-1 Medium Density 7300 0.17 31/ac 5 1 4 Neither 9 4023007015 447 W 93RD ST P-1 Medium Density 7350 0.17 31/ac 5 1 4 Neither 10 4002021018 115 W 64TH PL P-1 Medium Density 7488 0.17 31/ac 7 1 6 Neither 11 4020009003 211 S EUCALYPTUS AV P-1 Medium Density 7500 0.17 31/ac 5 1 4 Neither 12 4020027005 417 S GREVILLEA AV P-1 Medium Density 7500 0.17 31/ac 5 1 4 Neither 13 4032009025 3937 W 105TH ST P-1 Medium Density 7520 0.17 31/ac 5 1 4 Neither 14 4033028025 3606 W 113TH ST P-1 Medium Density 7527 0.17 31/ac 5 1 4 Neither 15 4032009009 3928 W 104TH ST P-1 Medium Density 7680 0.18 31/ac 5 1 4 Neither 16 4032009027 3932 W 104TH ST P-1 Medium Density 7797 0.18 31/ac 6 1 5 Neither 17 4032009026 3936 W 104TH ST P-1 Medium Density 7797 0.18 31/ac 6 1 5 Neither 18 4021027003 622 E MANCHESTER DR P-1 Medium Density 7971 0.18 31/ac 6 1 5 Neither 19 4013013035 1001 E 65TH ST P-1 Medium Density 7999 0.18 31/ac 7 1 6 Neither 20 4020017003 212 S EUCALYPTUS AV P-1 Medium Density 8000 0.18 31/ac 6 1 5 Neither 21 4021027004 624 E MANCHESTER DR P-1 Medium Density 8000 0.18 31/ac 6 1 5 Neither 22 4036003029 10015 S CONDON AV P-1 Medium Density 8056 0.18 31/ac 7 1 6 Neither 23 4034009009 4335 W 103RD ST P-1 Medium Density 8220 0.19 31/ac 6 1 5 Neither 24 4034009006 4344 W 102ND ST P-1 Medium Density 8220 0.19 31/ac 6 1 5 Neither 25 4033017015 3941 W 112TH ST P-1 Medium Density 8250 0.19 31/ac 6 1 5 Neither 26 4023006010 910 S HOLLY ST P-1 Medium Density 8398 0.19 31/ac 6 1 5 Neither 27 4026007006 8616 S 3RD AV P-1 Medium Density 8505 0.20 31/ac 6 1 5 Neither 28 4026006006 8616 S 4TH AV P-1 Medium Density 8505 0.20 31/ac 6 1 5 Neither 29 4026006019 8617 S 3RD AV P-1 Medium Density 8505 0.20 31/ac 6 1 5 Neither 30 4027001019 9305 S VAN NESS AV P-1 Medium Density 8505 0.20 31/ac 6 1 5 Neither 31 4034008007 4339 W 102ND ST P-1 Medium Density 8640 0.20 31/ac 6 1 5 Neither 32 4024035003 312 E HARDY ST P-1 Medium Density 8645 0.20 31/ac 6 2 4 Neither 33 4036003025 10019 S CONDON AV P-1 Medium Density 8694 0.20 31/ac 8 2 6 Neither 34 4033024018 3936 W 112TH ST P-1 Medium Density 8700 0.20 31/ac 6 2 4 Neither 35 4022023017 815 S FIR AV P-1 Medium Density 8700 0.20 31/ac 6 1 5 Neither 36 4002020007 114 W 64TH PL P-1 Medium Density 8747 0.20 31/ac 8 1 7 Neither 38 4024035004 316 E HARDY ST P-1 Medium Density 8778 0.20 31/ac 6 2 4 Neither 37 4024-035- 316 EAST HARDY ST. P-1 Low density 8778 0.20 31/ac 6 0 6 Neither 39 4017002041004 510 W SHORT ST P-1 Medium Density 8851 0.20 31/ac 6 2 4 Neither 40 4031026015 3400 W 113TH ST P-1 Medium Density 9000 0.21 31/ac 6 2 4 Neither 41 4031026016 3408 W 113TH ST P-1 Medium Density 9000 0.21 31/ac 6 1 5 Neither 42 4033016009 3942 W 111TH ST P-1 Medium Density 9000 0.21 31/ac 6 2 4 Neither 43 4024044009 640 E 99TH ST P-1 Medium Density 9000 0.21 31/ac 6 1 5 Neither 44 4021019012 118 E DAVIS DR P-1 Medium Density 9060 0.21 31/ac 8 1 7 Neither 45 4021032033 142 E SPRUCE AV P-1 Medium Density 9600 0.22 31/ac 7 2 5 Neither 46 4024007022 804 S OSAGE AV P-1 Medium Density 9650 0.22 31/ac 7 1 6 Neither 47 4031026013 3324 W 113TH ST P-1 Medium Density 9750 0.22 31/ac 7 3 4 Neither 48 4033017016 3935 W 112TH ST P-1 Medium Density 9750 0.22 31/ac 7 2 5 Neither
Inglewood Housing Element 2013-2021 Page 1 of 22 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 49 4021019016 145 E HILLCREST BL P-1 Medium Density 9784 0.22 31/ac 7 1 6 Neither 50 4021020031 145 E SPRUCE AV P-1 Medium Density 10000 0.23 31/ac 7 2 5 Neither 51 4021020032 149 E SPRUCE AV P-1 Medium Density 10000 0.23 31/ac 7 2 5 Neither 52 4021020033 153 E SPRUCE AV P-1 Medium Density 10000 0.23 31/ac 7 3 4 Neither 53 4016005027 928 N EUCALYPTUS AV P-1 Medium Density 10000 0.23 31/ac 7 3 4 Neither 54 4035013005 4034 LENNOX BL P-1 Medium Density 10030 0.23 31/ac 7 1 6 Neither 55 4024021025 901 MAPLE ST P-1 Medium Density 10044 0.23 31/ac 7 1 6 Neither 56 4014026017 1109 N WELTON WY P-1 Medium Density 10248 0.24 31/ac 9 2 7 Neither 57 4021032008 133 E BUCKTHORN ST P-1 Medium Density 10350 0.24 31/ac 7 3 4 Neither 58 4032016009 3928 W 105TH ST P-1 Medium Density 10400 0.24 31/ac 7 3 4 Neither 59 4032017010 3928 W 106TH ST P-1 Medium Density 10400 0.24 31/ac 7 3 4 Neither 60 4032017021 3929 W 107TH ST P-1 Medium Density 10400 0.24 31/ac 7 2 5 Neither 61 4032017009 3934 W 106TH ST P-1 Medium Density 10400 0.24 31/ac 7 2 5 Neither 62 4032016027 3937 W 106TH ST P-1 Medium Density 10400 0.24 31/ac 7 1 6 Neither 63 4033026015 3844 W 113TH ST 0001 P-1 Medium Density 10528 0.24 31/ac 8 3 5 Neither 64 4031027011 3202 W 113TH ST P-1 Medium Density 10800 0.25 31/ac 8 1 7 Neither 65 4020001004 217 S INGLEWOOD AV P-1 Medium Density 11248 0.26 31/ac 8 1 7 Neither 66 4021019007 117 E HILLCREST BL P-1 Medium Density 11745 0.27 31/ac 11 4 7 Neither 67 4032024004 3934 W 107TH ST P-1 Medium Density 11765 0.27 31/ac 8 3 5 Neither 68 4033009022 3941 W 111TH ST P-1 Medium Density 12000 0.28 39/ac 9 1 8 Neither 69 4011023005 8420 S CRENSHAW DR P-1 Medium Density 12320 0.28 39/ac 9 5 4 Neither 70 4021033027 241 E BUCKTHORN ST P-1 Medium Density 12350 0.28 39/ac 9 5 4 Neither 71 4017008004 932 N INGLEWOOD AV P-1 Medium Density 12500 0.29 39/ac 9 5 4 Neither 72 4017008003 936 N INGLEWOOD AV P-1 Medium Density 12500 0.29 39/ac 9 7 2 Neither 73 4017006006 940 N CEDAR ST P-1 Medium Density 12500 0.29 39/ac 9 4 5 Neither 74 4017006005 942 N CEDAR ST P-1 Medium Density 12500 0.29 39/ac 9 1 8 Neither 75 4015021017 415 E GRACE AV P-1 Medium Density 12650 0.29 39/ac 9 3 6 Neither 76 4018014007 541 W OLIVE ST P-1 Medium Density 12720 0.29 39/ac 9 1 8 Neither 77 4014022009 701 N MARLBOROUGH AVP-1 Medium Density 12879 0.30 39/ac 9 3 6 Neither 78 4014023021 1001 N WELTON WY P-1 Medium Density 13348 0.31 39/ac 12 3 9 Neither 79 4018009001 124 N ASH AV P-1 Medium Density 14000 0.32 39/ac 10 1 9 Neither 80 4021033026 245 E BUCKTHORN ST P-1 Medium Density 14863 0.34 39/ac 11 1 10 Neither 81 4034012006 4014 W 102ND ST P-1 Medium Density 15136 0.35 39/ac 11 6 5 Neither 82 4036003032 10020 S DALEROSE AV P-1 Medium Density 16240 0.37 39/ac 15 1 14 Neither 83 4021020037 100 E HILLCREST BL P-1 Medium Density 17700 0.41 39/ac 16 7 9 Neither 84 4024042020 641 E 97TH ST P-1 Medium Density 17900 0.41 39/ac 13 1 12 Neither 85 4033025013 3940 W 113TH ST P-1 Medium Density 18000 0.41 39/ac 13 1 12 Neither 86 4033026012 3812 W 113TH ST P-1 Medium Density 18051 0.41 39/ac 13 8 5 Neither 87 4036006012 10005 S FIRMONA AV P-1 Medium Density 19089 0.44 39/ac 17 1 16 Neither 88 4022029007 817 S GREVILLEA AV P-1 Medium Density 19200 0.44 39/ac 14 4 10 Neither 89 4034010008 4217 W 103RD ST R-2 Low Medium 5342 0.12 17/ac 2 1 1 Neither 90 4031-027- 3214-3216 WEST 113TH ST.R-2 CommDensity Residential 6000 0.14 17/ac 2 0 2 Neither 91 4030034014014 3425 W 108TH ST R-2 Low Medium 6040 0.14 17/ac 2 1 1 Neither 92 4030034012 3433 W 108TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither 93 4030034011 3503 W 108TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither 94 4030034010 3509 W 108TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither 95 4030034009 3513 W 108TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither 96 4032021023 3605 W 108TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither Density Page 2 of 22 Inglewood Housing Element 2013-2021 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 97 4032021022 3609 W 108TH ST R-2 Low Medium 6040 0.14 17/ac 2 1 1 Neither 98 4032021020 3617 W 108TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither 99 4032021019 3621 W 108TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither 100 4032021011 3671 W 108TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither 101 4032022025 3703 W 108TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither 102 4032022024 3707 W 108TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither 103 4032022023 3711 W 108TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither 104 4032022022 3713 W 108TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither 105 4032023015 3843 W 108TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither 106 4032023013 3851 W 108TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither 107 4033007018 3859 W 110TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither 108 4032024025 3867 W 108TH ST R-2 LowDensity Medium 6040 0.14 17/ac 2 1 1 Neither 109 4023003017 966 S ASH AV R-2 LowDensity Medium 6045 0.14 17/ac 2 1 1 Neither 111 4015016016 377 E LA COLINA DR R-2 LowDensity Medium 6050 0.14 17/ac 2 1 1 Neither 110 4010033030 8451 S BYRD AV R-2 LowDensity Medium 6050 0.14 17/ac 2 1 1 Neither 112 4030035020 3125 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 113 4030035019 3129 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 114 4030035018 3133 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 115 4030035017 3137 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 116 4030035016 3141 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 117 4030035015 3145 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 118 4030035014 3149 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 119 4030035013 3153 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 120 4030035009 3221 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 121 4030035008 3227 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 122 4030035007 3229 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 123 4030035006 3231 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 124 4030035004 3243 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 125 4030035003 3245 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 126 4030035002 3249 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 127 4030034025 3313 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 128 4030034024 3317 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 129 4030034023 3323 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 130 4030034022 3327 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 131 4030034017 3413 W 108TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 132 4032010018 3815 W 105TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 133 4032009016 3901 W 105TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 134 4032009014 3904 W 104TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 135 4032009017 3905 W 105TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 136 4032009020 3919 W 105TH ST R-2 LowDensity Medium 6080 0.14 17/ac 2 1 1 Neither 137 4022010027 501 W ELM AV R-2 LowDensity Medium 6095 0.14 17/ac 2 1 1 Neither 138 4022009029 501 W SPRUCE AV R-2 LowDensity Medium 6095 0.14 17/ac 2 1 1 Neither 139 4022008001 502 W SPRUCE AV R-2 LowDensity Medium 6095 0.14 17/ac 2 1 1 Neither 140 4022003035 708 W SPRUCE AV R-2 LowDensity Medium 6098 0.14 17/ac 2 1 1 Neither 144 4036003008 10121 S CONDON AV R-2 LowDensity Medium 6116 0.14 17/ac 2 1 1 Neither 141 4023016005 9620 S OCEAN GATE AV R-2 LowDensity Medium 6116 0.14 17/ac 2 1 1 Neither 142 4023016004 9624 S OCEAN GATE AV R-2 LowDensity Medium 6116 0.14 17/ac 2 1 1 Neither 143 4023016003 9702 S OCEAN GATE AV R-2 LowDensity Medium 6116 0.14 17/ac 2 1 1 Neither 145 4023015004 9518 S REDFERN AV R-2 Low Medium 6118 0.14 17/ac 2 1 1 Neither Density Inglewood Housing Element 2013-2021 Page 3 of 22 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 146 4023002044 909 S ASH AV R-2 Low Medium 6144 0.14 17/ac 2 1 1 Neither 148 4031002010 3319 W 109TH ST R-2 LowDensity Medium 6150 0.14 17/ac 2 1 1 Neither 147 4018024020 608 W KELSO ST R-2 LowDensity Medium 6150 0.14 17/ac 2 1 1 Neither 149 4018020006 308 S MYERS PL R-2 LowDensity Medium 6160 0.14 17/ac 2 1 1 Neither 150 4018020005 312 S MYERS PL R-2 LowDensity Medium 6160 0.14 17/ac 2 1 1 Neither 151 4018020004 316 S MYERS PL R-2 LowDensity Medium 6160 0.14 17/ac 2 1 1 Neither 152 4023026028 4838 W 99TH ST R-2 LowDensity Medium 6160 0.14 17/ac 2 1 1 Neither 153 4023014034 4951 W 98TH ST R-2 LowDensity Medium 6160 0.14 17/ac 2 1 1 Neither 154 4030034021 3331 W 108TH ST R-2 LowDensity Medium 6232 0.14 17/ac 2 1 1 Neither 155 4018025006 509 S OAK ST R-2 LowDensity Medium 6240 0.14 17/ac 2 1 1 Neither 156 4032013005 3606 W 105TH ST 0003 R-2 LowDensity Medium 8000 0.18 14/ac 3 1 2 Neither 157 4032012004 3614 W 104TH ST R-2 LowDensity Medium 8000 0.18 14/ac 3 1 2 Neither 158 4032011037 3702 W 104TH ST R-2 LowDensity Medium 8000 0.18 14/ac 3 1 2 Neither 159 4032011036 3706 W 104TH ST R-2 LowDensity Medium 8000 0.18 14/ac 3 1 2 Neither 160 4032011014 3716 W 104TH ST R-2 LowDensity Medium 8000 0.18 14/ac 3 1 2 Neither 161 4032014007 3732 W 105TH ST R-2 LowDensity Medium 8000 0.18 14/ac 3 1 2 Neither 162 4032011024 3735 W 105TH ST R-2 LowDensity Medium 8000 0.18 14/ac 3 1 2 Neither 163 4032014006 3738 W 105TH ST R-2 LowDensity Medium 8000 0.18 14/ac 3 1 2 Neither 164 4032011010 3740 W 104TH ST R-2 LowDensity Medium 8000 0.18 14/ac 3 1 2 Neither 165 4032019004 3747 W 107TH ST R-2 LowDensity Medium 8000 0.18 14/ac 3 1 2 Neither 166 4032019005 3753 W 107TH ST R-2 LowDensity Medium 8000 0.18 14/ac 3 1 2 Neither 167 4032018016 3823 W 107TH ST R-2 LowDensity Medium 8000 0.18 14/ac 3 1 2 Neither 168 4032017018 3913 W 107TH ST R-2 LowDensity Medium 8000 0.18 14/ac 3 1 2 Neither 169 4032017019 3921 W 107TH ST R-2 LowDensity Medium 8000 0.18 14/ac 3 1 2 Neither 170 4032009010 3924 W 104TH ST R-2 LowDensity Medium 8000 0.18 14/ac 3 1 2 Neither 171 4032023017 3833 W 108TH ST R-2 LowDensity Medium 8003 0.18 14/ac 3 1 2 Neither 172 4009032020 2223 W 79TH ST R-2 LowDensity Medium 8100 0.19 14/ac 3 1 2 Neither 173 4034009013 4323 W 103RD ST R-2 LowDensity Medium 8100 0.19 14/ac 3 1 2 Neither 174 4032019015 3717 W 107TH ST R-2 LowDensity Medium 8160 0.19 14/ac 3 1 2 Neither 175 4032011033 3726 W 104TH ST R-2 LowDensity Medium 8160 0.19 14/ac 3 1 2 Neither 176 4032016016 3900 W 105TH ST R-2 LowDensity Medium 8160 0.19 14/ac 3 1 2 Neither 177 4018025001 529 S OAK ST R-2 LowDensity Medium 8190 0.19 14/ac 3 1 2 Neither 178 4033004026 3626 W 108TH ST R-2 LowDensity Medium 8250 0.19 14/ac 3 1 2 Neither 179 4033006029 3756 W 109TH ST R-2 LowDensity Medium 8250 0.19 14/ac 3 1 2 Neither 180 4018016020 631 W NECTARINE ST R-2 LowDensity Medium 8250 0.19 14/ac 3 1 2 Neither 181 4018025015 528 S SYCAMORE PL R-2 LowDensity Medium 8316 0.19 14/ac 3 1 2 Neither 182 4034009012 4324 W 102ND ST R-2 LowDensity Medium 8340 0.19 14/ac 3 1 2 Neither 183 4022010001 500 W HILLCREST BL R-2 LowDensity Medium 8550 0.20 14/ac 3 1 2 Neither 184 4034008020 4301 W 102ND ST R-2 LowDensity Medium 8640 0.20 14/ac 3 1 2 Neither 185 4034008015 4315 W 102ND ST R-2 LowDensity Medium 8640 0.20 14/ac 3 1 2 Neither 186 4034008013 4321 W 102ND ST R-2 LowDensity Medium 8640 0.20 14/ac 3 1 2 Neither 187 4034009016 4314 W 102ND ST R-2 LowDensity Medium 8642 0.20 14/ac 3 1 2 Neither 188 4033005009 3613 W 110TH ST R-2 LowDensity Medium 8700 0.20 14/ac 3 1 2 Neither 189 4033010027 3845 W 111TH ST R-2 LowDensity Medium 8700 0.20 14/ac 3 1 2 Neither 190 4034008018 4307 W 102ND ST R-2 LowDensity Medium 8700 0.20 14/ac 3 1 2 Neither 191 4023015023 9617 S FELTON AV R-2 LowDensity Medium 8778 0.20 14/ac 3 1 2 Neither 192 4032018012 3803 W 107TH ST R-2 LowDensity Medium 8800 0.20 14/ac 3 1 2 Neither 193 4034006002 4107 W 102ND ST R-2 LowDensity Medium 8820 0.20 14/ac 3 1 2 Neither Density Page 4 of 22 Inglewood Housing Element 2013-2021 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 194 4034007002 4257 W 102ND ST R-2 Low Medium 8820 0.20 14/ac 3 1 2 Neither 195 4023014019 9512 S FELTON AV R-2 LowDensity Medium 8844 0.20 14/ac 3 1 2 Neither 196 4023014020 9518 S FELTON AV R-2 LowDensity Medium 8844 0.20 14/ac 3 1 2 Neither 197 4023014021 9524 S FELTON AV R-2 LowDensity Medium 8844 0.20 14/ac 3 1 2 Neither 198 4023014023 9536 S FELTON AV R-2 LowDensity Medium 8844 0.20 14/ac 3 1 2 Neither 199 4023014024 9602 S FELTON AV R-2 LowDensity Medium 8844 0.20 14/ac 3 1 2 Neither 200 4023014025 9610 S FELTON AV R-2 LowDensity Medium 8844 0.20 14/ac 3 1 2 Neither 201 4023014030 9714 S FELTON AV R-2 LowDensity Medium 8844 0.20 14/ac 3 1 2 Neither 202 4018023012 500 W KELSO ST R-2 LowDensity Medium 8850 0.20 14/ac 3 1 2 Neither 203 4034009014 4322 W 102ND ST R-2 LowDensity Medium 8940 0.21 14/ac 3 1 2 Neither 204 4032012012 3649 W 105TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 205 4034007014 4233 W 102ND ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 206 4023024004 4821 W 99TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 207 4023024025 4826 W 98TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 208 4023012025 4847 W 98TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 209 4023024009 4847 W 99TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 210 4023024020 4852 W 98TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 211 4023024010 4853 W 99TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 212 4023024016 4914 W 98TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 213 4023023031 4920 W 98TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 214 4023025029 4920 W 99TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 215 4023023004 4933 W 99TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 216 4023023026 4938 W 98TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 217 4023014033 4947 W 98TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 218 4023025022 4958 W 99TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 219 4023025021 5002 W 99TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 220 4023015038 5015 W 98TH ST R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 221 4023013020 9731 S LARAWAY AV R-2 LowDensity Medium 8960 0.21 14/ac 3 1 2 Neither 222 4023003009 922 S ASH AV R-2 LowDensity Medium 8970 0.21 14/ac 3 1 2 Neither 223 4023003015 952 S ASH AV R-2 LowDensity Medium 8970 0.21 14/ac 3 1 2 Neither 224 4023003016 958 S ASH AV R-2 LowDensity Medium 8970 0.21 14/ac 3 1 2 Neither 225 4031004007 3119 W 109TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 226 4031012007 3125 W 111TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 227 4031005014 3126 W 109TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 228 4031006013 3146 W 109TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 229 4031003011 3207 W 109TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 230 4031003016 3212 W 108TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 231 4031003017 3216 W 108TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 232 4031019010 3217 W 112TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 233 4031006004 3231 W 110TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 234 4031019020 3232 W 111TH PL R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 235 4031011022 3250 W 110TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 236 4031011023 3256 W 110TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 237 4031010017 3302 W 110TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 238 4031010015 3307 W 111TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 239 4031015006 3321 W 111TH PL R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 240 4031015017 3324 W 111TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 241 4031007022 3400 W 109TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither Density Inglewood Housing Element 2013-2021 Page 5 of 22 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 242 4031015019 3402 W 111TH ST R-2 Low Medium 9000 0.21 14/ac 3 1 2 Neither 243 4031010026 3408 W 110TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 244 4031018007 3409 W 112TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 245 4031002004 3413 W 109TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 246 4031016017 3413 W 111TH PL R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 247 4031002028 3426 W 108TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 248 4031023030 3432 W 112TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 249 4031016024 3510 W 111TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 250 4033012011 3617 W 111TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 251 4033020024 3632 W 111TH PL R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 252 4032022015 3654 W 107TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 253 4033020028 3656 W 111TH PL R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 254 4032022014 3660 W 107TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 255 4033021002 3661 W 113TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 256 4033020029 3662 W 111TH PL R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 257 4033021001 3663 W 113TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 258 4033012030 3666 W 110TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 259 4033020030 3666 W 111TH PL R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 260 4033019016 3710 W 111TH PL R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 261 4033006008 3725 W 110TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 262 4033006026 3736 W 109TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 263 4033006027 3742 W 109TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 264 4033002026 3813 W 109TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 265 4033002004 3814 W 108TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 266 4033023010 3817 W 113TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 267 4033015005 3820 W 111TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 268 4033015006 3826 W 111TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 269 4033007024 3829 W 110TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 270 4033007009 3838 W 109TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 271 4033023002 3861 W 113TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 272 4033018001 3867 W 112TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 273 4033023001 3869 W 113TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 274 4033009001 3900 W 110TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 275 4033001027 3901 W 109TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 276 4033008002 3906 W 109TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 277 4033001026 3907 W 109TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 278 4033009002 3908 W 110TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 279 4033016004 3912 W 111TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 280 4033009017 3913 W 111TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 281 4033009004 3918 W 110TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 282 4033016022 3919 W 111TH PL R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 283 4033001009 3920 W 108TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 284 4033017017 3931 W 112TH ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 285 4018015016 515 W NECTARINE ST R-2 LowDensity Medium 9000 0.21 14/ac 3 1 2 Neither 286 4010033001 8477 S BYRD AV R-2 LowDensity Medium 9020 0.21 14/ac 3 1 2 Neither 287 4030034002 3549 W 108TH ST R-2 LowDensity Medium 9060 0.21 14/ac 3 1 2 Neither 288 4032021018 3627 W 108TH ST R-2 LowDensity Medium 9060 0.21 14/ac 3 1 2 Neither 289 4032021017 3629 W 108TH ST R-2 LowDensity Medium 9060 0.21 14/ac 3 1 2 Neither Density Page 6 of 22 Inglewood Housing Element 2013-2021 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 290 4032024023 3901 W 108TH ST R-2 Low Medium 9060 0.21 14/ac 3 1 2 Neither 291 4032024022 3907 W 108TH ST R-2 LowDensity Medium 9060 0.21 14/ac 3 1 2 Neither 292 4023016022 9515 S REDFERN AV R-2 LowDensity Medium 9108 0.21 14/ac 3 1 2 Neither 293 4023016024 9531 S REDFERN AV R-2 LowDensity Medium 9108 0.21 14/ac 3 1 2 Neither 294 4023016025 9535 S REDFERN AV R-2 LowDensity Medium 9108 0.21 14/ac 3 1 2 Neither 295 4023016026 9601 S REDFERN AV R-2 LowDensity Medium 9108 0.21 14/ac 3 1 2 Neither 296 4023016029 9623 S REDFERN AV R-2 LowDensity Medium 9108 0.21 14/ac 3 1 2 Neither 297 4030035012 3201 W 108TH ST R-2 LowDensity Medium 9120 0.21 14/ac 3 1 2 Neither 298 4030035011 3207 W 108TH ST R-2 LowDensity Medium 9120 0.21 14/ac 3 1 2 Neither 299 4030034019 3405 W 108TH ST R-2 LowDensity Medium 9120 0.21 14/ac 3 1 2 Neither 300 4030034018 3411 W 108TH ST R-2 LowDensity Medium 9120 0.21 14/ac 3 1 2 Neither 301 4032018021 3851 W 107TH ST R-2 LowDensity Medium 9120 0.21 14/ac 3 1 2 Neither 302 4023016013 9518 S OCEAN GATE AV R-2 LowDensity Medium 9174 0.21 14/ac 3 1 2 Neither 303 4023016009 9536 S OCEAN GATE AV R-2 LowDensity Medium 9174 0.21 14/ac 3 1 2 Neither 304 4023016002 9710 S OCEAN GATE AV R-2 LowDensity Medium 9174 0.21 14/ac 3 1 2 Neither 305 4032011017 3703 W 105TH ST R-2 LowDensity Medium 9280 0.21 14/ac 3 1 2 Neither 306 4032010030 3824 W 104TH ST R-2 LowDensity Medium 9280 0.21 14/ac 3 1 2 Neither 307 4031003003 3257 W 109TH ST R-2 LowDensity Medium 9300 0.21 14/ac 3 1 2 Neither 308 4033010019 3839 W 111TH ST R-2 LowDensity Medium 9300 0.21 14/ac 3 1 2 Neither 309 4032019021 3666 W 106TH ST R-2 LowDensity Medium 9600 0.22 14/ac 3 1 2 Neither 310 4032010008 3816 W 104TH ST R-2 LowDensity Medium 9600 0.22 14/ac 3 1 2 Neither 311 4032015004 3816 W 105TH ST R-2 LowDensity Medium 9600 0.22 14/ac 3 1 2 Neither 312 4032017012 3916 W 106TH ST R-2 LowDensity Medium 9600 0.22 14/ac 3 1 2 Neither 313 4036003013 10107 S CONDON AV R-2 LowDensity Medium 9639 0.22 14/ac 3 1 2 Neither 314 4018022009 516 W LIME ST R-2 LowDensity Medium 9650 0.22 14/ac 3 1 2 Neither 315 4018022007 526 W LIME ST R-2 LowDensity Medium 9650 0.22 14/ac 3 1 2 Neither 316 4018022027 527 W HILLCREST BL R-2 LowDensity Medium 9650 0.22 14/ac 3 1 2 Neither 317 4018022028 531 W HILLCREST BL R-2 LowDensity Medium 9650 0.22 14/ac 3 1 2 Neither 318 4018022029 535 W HILLCREST BL R-2 LowDensity Medium 9650 0.22 14/ac 3 1 2 Neither 319 4018022004 538 W LIME ST R-2 LowDensity Medium 9650 0.22 14/ac 3 1 2 Neither 320 4018022030 539 W HILLCREST BL R-2 LowDensity Medium 9650 0.22 14/ac 3 1 2 Neither 321 4033023030 3864 W 112TH ST R-2 LowDensity Medium 9750 0.22 14/ac 3 1 2 Neither 322 4032013006 10513 S YUKON AV R-2 LowDensity Medium 9760 0.22 14/ac 3 1 2 Neither 323 4030034007 3519 W 108TH ST R-2 LowDensity Medium 9815 0.23 14/ac 3 1 2 Neither 324 4032013029 3612 W 105TH ST R-2 LowDensity Medium 9920 0.23 14/ac 3 1 2 Neither 325 4032013009 3615 W 106TH ST R-2 LowDensity Medium 9920 0.23 14/ac 3 1 2 Neither 326 4032020028 3617 W 107TH ST R-2 LowDensity Medium 9920 0.23 14/ac 3 1 2 Neither 327 4032012016 3623 W 105TH ST R-2 LowDensity Medium 9920 0.23 14/ac 3 1 2 Neither 328 4032011032 3708 W 104TH ST R-2 LowDensity Medium 9920 0.23 14/ac 3 1 2 Neither 329 4033017021 3903 W 112TH ST R-2 LowDensity Medium 10200 0.23 14/ac 3 1 2 Neither 330 4032016020 3855 W 106TH ST R-2 LowDensity Medium 10400 0.24 14/ac 3 1 2 Neither 331 4032016024 3919 W 106TH ST R-2 LowDensity Medium 10400 0.24 14/ac 3 1 2 Neither 332 4032017020 3925 W 107TH ST R-2 LowDensity Medium 10400 0.24 14/ac 3 1 2 Neither 333 4031011015 3202 W 110TH ST R-2 LowDensity Medium 10500 0.24 14/ac 3 1 2 Neither 334 4031003007 3229 W 109TH ST R-2 LowDensity Medium 10500 0.24 14/ac 3 1 2 Neither 335 4033012024 3630 W 110TH ST R-2 LowDensity Medium 10500 0.24 14/ac 3 1 2 Neither 336 4033020003 3653 W 112TH ST R-2 LowDensity Medium 10500 0.24 14/ac 3 1 2 Neither 337 4033020001 3663 W 112TH ST R-2 LowDensity Medium 10500 0.24 14/ac 3 1 2 Neither Density Inglewood Housing Element 2013-2021 Page 7 of 22 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 338 4033011007 3731 W 111TH ST R-2 Low Medium 10500 0.24 14/ac 3 1 2 Neither 339 4032021016 3647 W 108TH ST R-2 LowDensity Medium 10570 0.24 14/ac 3 1 2 Neither 340 4034014802 4110 W 103RD ST R-2 LowDensity Medium 10965 0.25 14/ac 3 1 2 Neither 341 4034011008 4106 W 102ND ST R-2 LowDensity Medium 11100 0.25 14/ac 4 1 3 Neither 342 4018018029 547 W KELSO ST R-2 LowDensity Medium 11100 0.25 14/ac 4 2 2 Neither 343 4032018002 3850 W 106TH ST R-2 LowDensity Medium 11200 0.26 14/ac 4 1 3 Neither 344 4031002008 3329 W 109TH ST R-2 LowDensity Medium 11250 0.26 14/ac 4 2 2 Neither 345 4032022019 3727 W 108TH ST R-2 LowDensity Medium 11325 0.26 14/ac 4 2 2 Neither 346 4032021028 3644 W 107TH ST R-2 LowDensity Medium 11340 0.26 14/ac 4 2 2 Neither 347 4033015018 3841 W 111TH PL R-2 LowDensity Medium 11550 0.27 14/ac 4 2 2 Neither 348 4031016022 3428 W 111TH ST R-2 LowDensity Medium 11850 0.27 14/ac 4 2 2 Neither 349 4031023025 3400 W 112TH ST R-2 LowDensity Medium 12000 0.28 14/ac 4 1 3 Neither 350 4031010028 3416 W 110TH ST R-2 LowDensity Medium 12000 0.28 14/ac 4 1 3 Neither 351 4031007002 3417 W 110TH ST R-2 LowDensity Medium 12000 0.28 14/ac 4 1 3 Neither 352 4031017012 3503 W 112TH ST R-2 LowDensity Medium 12000 0.28 14/ac 4 1 3 Neither 353 4033012021 3612 W 110TH ST R-2 LowDensity Medium 12000 0.28 14/ac 4 1 3 Neither 354 4033015027 3825 W 111TH PL R-2 LowDensity Medium 12000 0.28 14/ac 4 1 3 Neither 355 4032010024 3849 W 105TH ST R-2 LowDensity Medium 12000 0.28 14/ac 4 1 3 Neither 356 4032010001 3856 W 104TH ST R-2 LowDensity Medium 12000 0.28 14/ac 4 1 3 Neither 357 4032017016 3903 W 107TH ST R-2 LowDensity Medium 12000 0.28 14/ac 4 2 2 Neither 358 4033024011 3904 W 112TH ST R-2 LowDensity Medium 12000 0.28 14/ac 4 1 3 Neither 359 4032016023 3909 W 106TH ST R-2 LowDensity Medium 12000 0.28 14/ac 4 1 3 Neither 360 4033009005 3926 W 110TH ST R-2 LowDensity Medium 12000 0.28 14/ac 4 1 3 Neither 361 4023023014 9816 S REDFERN AV R-2 LowDensity Medium 12040 0.28 14/ac 4 2 2 Neither 362 4018017029 641 W KELSO ST R-2 LowDensity Medium 12150 0.28 14/ac 4 1 3 Neither 363 4030035010 3215 W 108TH ST R-2 LowDensity Medium 12160 0.28 14/ac 4 1 3 Neither 364 4030035005 3239 W 108TH ST R-2 LowDensity Medium 12160 0.28 14/ac 4 1 3 Neither 365 4023003012 936 S ASH AV R-2 LowDensity Medium 12420 0.29 14/ac 4 2 2 Neither 366 4031001024 3552 W 108TH ST R-2 LowDensity Medium 12430 0.29 14/ac 4 1 3 Neither 367 4017-006- 942 CEDAR AVE. R-2 DensityLow density 12500 0.29 14/ac 4 1 3 Neither 368 4032012007005 10403 S YUKON AV R-2 Low Medium 12600 0.29 14/ac 4 2 2 Neither 369 4031018034 3300 W 111TH PL R-2 LowDensity Medium 12750 0.29 14/ac 4 2 2 Neither 370 4032020018 3652 W 106TH ST R-2 LowDensity Medium 12800 0.29 14/ac 4 2 2 Neither 371 4032020019 3660 W 106TH ST R-2 LowDensity Medium 12800 0.29 14/ac 4 1 3 Neither 372 4032015015 3815 W 106TH ST R-2 LowDensity Medium 12800 0.29 14/ac 4 1 3 Neither 373 4032018006 3826 W 106TH ST R-2 LowDensity Medium 12800 0.29 14/ac 4 1 3 Neither 374 4032010003 3840 W 104TH ST R-2 LowDensity Medium 12800 0.29 14/ac 4 2 2 Neither 375 4022006027 800 S OAK ST R-2 LowDensity Medium 12870 0.30 14/ac 4 1 3 Neither 376 4030034027 3303 W 108TH ST R-2 LowDensity Medium 12920 0.30 14/ac 4 1 3 Neither 377 4032013002 3656 W 105TH ST R-2 LowDensity Medium 12960 0.30 14/ac 4 2 2 Neither 378 4032023011 3857 W 108TH ST R-2 LowDensity Medium 13575 0.31 14/ac 4 1 3 Neither 379 4032014010 3714 W 105TH ST R-2 LowDensity Medium 14560 0.33 14/ac 5 2 3 Neither 380 4015021013 325 N HILLCREST BL R-2 LowDensity Medium 16800 0.39 14/ac 5 1 4 Neither 381 4031004014 3120 W 108TH ST R-2 LowDensity Medium 17400 0.40 14/ac 6 1 5 Neither 382 4033021030 3658 W 112TH ST R-2 LowDensity Medium 18000 0.41 14/ac 6 3 3 Neither 383 4033014006 3727 W 111TH PL R-2 LowDensity Medium 18000 0.41 14/ac 6 1 5 Neither 384 4033017001 3900 W 111TH PL R-2 LowDensity Medium 18000 0.41 14/ac 6 3 3 Neither 385 4032019001 10614 S DOTY AV R-2 LowDensity Medium 18560 0.43 14/ac 6 3 3 Neither Density Page 8 of 22 Inglewood Housing Element 2013-2021 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 386 4018016016 611 W NECTARINE ST R-2 Low Medium 18759 0.43 14/ac 6 1 5 Neither 387 4031016001 3551 W 111TH PL R-2 LowDensity Medium 19500 0.45 14/ac 6 1 5 Neither 388 4032012008 10419 S YUKON AV R-2 LowDensity Medium 22240 0.51 14/ac 7 4 3 Neither 389 4023015043 9500 S REDFERN AV R-2 LowDensity Medium 25935 0.60 14/ac 9 1 8 Neither 390 4031020022 3128 W 111TH PL R-2 LowDensity Medium 30000 0.69 14/ac 10 1 9 Neither 391 4013004024 1141 E 66TH ST R-2A LowDensity Medium 5000 0.11 17/ac 2 1 1 Neither 392 4013004014 1142 E 65TH ST R-2A LowDensity Medium 5000 0.11 17/ac 2 1 1 Neither 393 4013004015 1144 E 65TH ST R-2A LowDensity Medium 5000 0.11 17/ac 2 1 1 Neither 394 4013004016 1148 E 65TH ST R-2A LowDensity Medium 5000 0.11 17/ac 2 1 1 Neither 395 4014004020 328 E FAIRVIEW BL R-2A LowDensity Medium 5000 0.11 17/ac 2 1 1 Neither 396 4014004019 332 E FAIRVIEW BL R-2A LowDensity Medium 5000 0.11 17/ac 2 1 1 Neither 397 4014004018 336 E FAIRVIEW BL R-2A LowDensity Medium 5000 0.11 17/ac 2 1 1 Neither 398 4014029012 505 E HILLSDALE ST R-2A LowDensity Medium 5000 0.11 17/ac 2 1 1 Neither 399 4015008001 524 N MARLBOROUGH AVR-2A LowDensity Medium 5000 0.11 17/ac 2 1 1 Neither 400 4015003022 525 E STEPNEY ST R-2A LowDensity Medium 5000 0.11 17/ac 2 1 1 Neither 401 4015006004 525 N MARLBOROUGH AVR-2A LowDensity Medium 5000 0.11 17/ac 2 1 1 Neither 402 4015008018 712 E STEPNEY ST R-2A LowDensity Medium 5000 0.11 17/ac 2 1 1 Neither 403 4015008014 720 E STEPNEY ST R-2A LowDensity Medium 5000 0.11 17/ac 2 1 1 Neither 404 4015008011 734 E STEPNEY ST R-2A LowDensity Medium 5001 0.11 17/ac 2 1 1 Neither 405 4013015014 1014 E FAIRVIEW BL R-2A LowDensity Medium 5002 0.11 17/ac 2 1 1 Neither 406 4014028003 1203 N WELTON WY R-2A LowDensity Medium 5009 0.11 17/ac 2 1 1 Neither 407 4013026025 713 N GAY ST R-2A LowDensity Medium 5015 0.12 17/ac 2 1 1 Neither 408 4013026003 946 E 67TH ST R-2A LowDensity Medium 5030 0.12 17/ac 2 1 1 Neither 409 4014005013 550 E FAIRVIEW BL R-2A LowDensity Medium 5044 0.12 17/ac 2 1 1 Neither 410 4014021028 706 E 65TH ST R-2A LowDensity Medium 5044 0.12 17/ac 2 1 1 Neither 411 4013018004 946 E FAIRVIEW BL R-2A LowDensity Medium 5044 0.12 17/ac 2 1 1 Neither 412 4013003009 1124 E HYDE PARK BL R-2A LowDensity Medium 5050 0.12 17/ac 2 1 1 Neither 413 4013004011 1132 E 65TH ST R-2A LowDensity Medium 5050 0.12 17/ac 2 1 1 Neither 414 4013018015 924 E FAIRVIEW BL R-2A LowDensity Medium 5074 0.12 17/ac 2 1 1 Neither 415 4013030016 817 E 67TH ST R-2A LowDensity Medium 5090 0.12 17/ac 2 1 1 Neither 416 4015007002 701 E STEPNEY ST R-2A LowDensity Medium 5104 0.12 17/ac 2 1 1 Neither 417 4015008016 715 E WARREN LN R-2A LowDensity Medium 5105 0.12 17/ac 2 1 1 Neither 418 4014023019 593 E 67TH ST R-2A LowDensity Medium 5112 0.12 17/ac 2 1 1 Neither 419 4013030018 809 E 67TH ST R-2A LowDensity Medium 5130 0.12 17/ac 2 1 1 Neither 420 4013030017 815 E 67TH ST R-2A LowDensity Medium 5130 0.12 17/ac 2 1 1 Neither 421 4013029003 808 E 67TH ST R-2A LowDensity Medium 5132 0.12 17/ac 2 1 1 Neither 422 4013003008 1122 E HYDE PARK BL R-2A LowDensity Medium 5140 0.12 17/ac 2 1 1 Neither 423 4013018007 935 E ALPHA ST R-2A LowDensity Medium 5140 0.12 17/ac 2 1 1 Neither 424 4013024022 936 E 66TH ST R-2A LowDensity Medium 5140 0.12 17/ac 2 1 1 Neither 425 4014005041 402 E FAIRVIEW BL R-2A LowDensity Medium 5150 0.12 17/ac 2 1 1 Neither 426 4013010003 1022 E 67TH ST R-2A LowDensity Medium 5170 0.12 17/ac 2 1 1 Neither 427 4013004013 1140 E 65TH ST R-2A LowDensity Medium 5171 0.12 17/ac 2 1 1 Neither 428 4014011006 313 E HARGRAVE ST R-2A LowDensity Medium 5175 0.12 17/ac 2 1 1 Neither 429 4013015002 1042 E FAIRVIEW BL R-2A LowDensity Medium 5190 0.12 17/ac 2 1 1 Neither 430 4013005029 1103 E 67TH ST R-2A LowDensity Medium 5190 0.12 17/ac 2 1 1 Neither 431 4014013034 328 E HARGRAVE ST R-2A LowDensity Medium 5198 0.12 17/ac 2 1 1 Neither 432 4015007008 725 E STEPNEY ST R-2A LowDensity Medium 5200 0.12 17/ac 2 1 1 Neither 433 4013011014 1044 E 66TH ST R-2A LowDensity Medium 5210 0.12 17/ac 2 1 1 Neither Density Inglewood Housing Element 2013-2021 Page 9 of 22 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 434 4013018013 927 E ALPHA ST R-2A Low Medium 5210 0.12 17/ac 2 1 1 Neither 435 4013023008 901 E 67TH ST R-2A LowDensity Medium 5220 0.12 17/ac 2 1 1 Neither 436 4013018011 933 E ALPHA ST R-2A LowDensity Medium 5230 0.12 17/ac 2 1 1 Neither 437 4013030023 807 E 67TH ST R-2A LowDensity Medium 5240 0.12 17/ac 2 1 1 Neither 438 4014030004 329 E HILLSDALE ST R-2A LowDensity Medium 5245 0.12 17/ac 2 1 1 Neither 439 4013026026 971 E 68TH ST R-2A LowDensity Medium 5246 0.12 17/ac 2 1 1 Neither 440 4014005039 410 E FAIRVIEW BL R-2A LowDensity Medium 5249 0.12 17/ac 2 1 1 Neither 441 4015001002 612 N MARLBOROUGH AVR-2A LowDensity Medium 5249 0.12 17/ac 2 1 1 Neither 442 4002030004 1209 N FOREST ST R-2A LowDensity Medium 5250 0.12 17/ac 2 1 1 Neither 443 4014002014 4406 W 64TH ST R-2A LowDensity Medium 5250 0.12 17/ac 2 1 1 Neither 444 4014003008 1311 N FAIR PL R-2A LowDensity Medium 5258 0.12 17/ac 2 1 1 Neither 445 4014013035 322 E HARGRAVE ST R-2A LowDensity Medium 5266 0.12 17/ac 2 1 1 Neither 446 4013011020 1017 E 67TH ST R-2A LowDensity Medium 5280 0.12 17/ac 2 1 1 Neither 447 4013003029 1127 E 65TH ST R-2A LowDensity Medium 5280 0.12 17/ac 2 1 1 Neither 448 4013030013 820 E 65TH ST R-2A LowDensity Medium 5280 0.12 17/ac 2 1 1 Neither 449 4013030012 824 E 65TH ST R-2A LowDensity Medium 5280 0.12 17/ac 2 1 1 Neither 450 4013023023 900 E 65TH ST R-2A LowDensity Medium 5280 0.12 17/ac 2 1 1 Neither 451 4014001032 1320 N BUCKLER AV R-2A LowDensity Medium 5288 0.12 17/ac 2 1 1 Neither 452 4013004025 1139 E 66TH ST R-2A LowDensity Medium 5292 0.12 17/ac 2 1 1 Neither 453 4013027003 906 E 68TH ST R-2A LowDensity Medium 5300 0.12 17/ac 2 1 1 Neither 454 4014005012 546 E FAIRVIEW BL R-2A LowDensity Medium 5310 0.12 17/ac 2 1 1 Neither 455 4014030003 321 E HILLSDALE ST R-2A LowDensity Medium 5320 0.12 17/ac 2 1 1 Neither 456 4013030015 821 E 67TH ST R-2A LowDensity Medium 5320 0.12 17/ac 2 1 1 Neither 457 4013010018 1003 E 68TH ST R-2A LowDensity Medium 5327 0.12 17/ac 2 1 1 Neither 458 4013010017 1005 E 68TH ST R-2A LowDensity Medium 5327 0.12 17/ac 2 1 1 Neither 459 4014021004 709 E 67TH ST R-2A LowDensity Medium 5327 0.12 17/ac 2 1 1 Neither 460 4013015017 1009 E BRETT ST R-2A LowDensity Medium 5336 0.12 17/ac 2 1 1 Neither 461 4013015015 1012 E FAIRVIEW BL R-2A LowDensity Medium 5336 0.12 17/ac 2 1 1 Neither 462 4014018018 1207 N PARK AV R-2A LowDensity Medium 5336 0.12 17/ac 2 1 1 Neither 463 4014005020 527 E ELLIS AV R-2A LowDensity Medium 9013 0.21 11/ac 3 1 2 Neither 464 4014010020 406 E ELLIS AV R-2A LowDensity Medium 9074 0.21 11/ac 3 1 2 Neither 465 4014002020 537 E FAIRVIEW BL R-2A LowDensity Medium 9087 0.21 11/ac 3 1 2 Neither 466 4014032005 312 E HILLSDALE ST R-2A LowDensity Medium 9222 0.21 11/ac 3 1 2 Neither 467 4014001029 575 E FAIRVIEW BL R-2A LowDensity Medium 9222 0.21 11/ac 3 1 2 Neither 468 4014009020 520 E ELLIS AV R-2A LowDensity Medium 9235 0.21 11/ac 3 1 2 Neither 469 4014009022 532 E ELLIS AV R-2A LowDensity Medium 9248 0.21 11/ac 3 1 2 Neither 470 4014018005 711 E BRETT ST R-2A LowDensity Medium 9250 0.21 11/ac 3 1 2 Neither 471 4014018006 715 E BRETT ST R-2A LowDensity Medium 9250 0.21 11/ac 3 1 2 Neither 472 4014002033 4460 W 64TH ST R-2A LowDensity Medium 9272 0.21 11/ac 3 1 2 Neither 473 4014011020 1120 N FOREST ST R-2A LowDensity Medium 9326 0.21 11/ac 3 1 2 Neither 474 4013023013 925 E 66TH ST R-2A LowDensity Medium 9330 0.21 11/ac 3 1 2 Neither 475 4013033017 1323 N CHESTER AV R-2A LowDensity Medium 9348 0.21 11/ac 3 1 2 Neither 476 4014009021 526 E ELLIS AV R-2A LowDensity Medium 9357 0.21 11/ac 3 1 2 Neither 477 4013033025 1322 N PARK AV R-2A LowDensity Medium 9396 0.22 11/ac 3 1 2 Neither 478 4014002022 529 E FAIRVIEW BL R-2A LowDensity Medium 9422 0.22 11/ac 3 1 2 Neither 479 4014011018 202 E ELLIS AV R-2A LowDensity Medium 9596 0.22 11/ac 3 1 2 Neither 480 4013003014 1144 E HYDE PARK BL R-2A LowDensity Medium 9600 0.22 11/ac 3 1 2 Neither 481 4013026007 929 E 68TH ST R-2A LowDensity Medium 9630 0.22 11/ac 3 1 2 Neither Density Page 10 of 22 Inglewood Housing Element 2013-2021 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 482 4014002012 4414 W 64TH ST R-2A Low Medium 9736 0.22 11/ac 3 1 2 Neither 483 4014005021 521 E ELLIS AV R-2A LowDensity Medium 9740 0.22 11/ac 3 1 2 Neither 484 4013033024 1320 N PARK AV R-2A LowDensity Medium 9849 0.23 11/ac 3 1 2 Neither 485 4014021005 715 E 67TH ST R-2A LowDensity Medium 9910 0.23 11/ac 3 1 2 Neither 486 4013026019 968 E 67TH ST R-2A LowDensity Medium 9950 0.23 11/ac 3 1 2 Neither 487 4014002030 4470 W 64TH ST R-2A LowDensity Medium 9967 0.23 11/ac 3 1 2 Neither 488 4015006013 546 E STEPNEY ST R-2A LowDensity Medium 10000 0.23 11/ac 3 1 2 Neither 489 4015006009 562 E STEPNEY ST 1 R-2A LowDensity Medium 10000 0.23 11/ac 3 1 2 Neither 490 4015006008 566 E STEPNEY ST R-2A LowDensity Medium 10000 0.23 11/ac 3 1 2 Neither 491 4015006007 570 E STEPNEY ST R-2A LowDensity Medium 10000 0.23 11/ac 3 1 2 Neither 492 4014028025 590 E BRETT ST R-2A LowDensity Medium 10062 0.23 11/ac 3 1 2 Neither 493 4013026012 949 E 68TH ST R-2A LowDensity Medium 10130 0.23 11/ac 3 1 2 Neither 494 4013026013 953 E 68TH ST R-2A LowDensity Medium 10150 0.23 11/ac 3 1 2 Neither 495 4013026014 957 E 68TH ST R-2A LowDensity Medium 10200 0.23 11/ac 3 1 2 Neither 496 4013026015 961 E 68TH ST R-2A LowDensity Medium 10200 0.23 11/ac 3 1 2 Neither 497 4014002019 541 E FAIRVIEW BL R-2A LowDensity Medium 10245 0.24 11/ac 3 1 2 Neither 498 4014001031 567 E FAIRVIEW BL R-2A LowDensity Medium 10353 0.24 11/ac 3 1 2 Neither 499 4013026024 948 E 67TH ST R-2A LowDensity Medium 10560 0.24 11/ac 3 1 2 Neither 500 4013023012 921 E 66TH ST R-2A LowDensity Medium 10570 0.24 11/ac 3 1 2 Neither 501 4014002004 4444 W 64TH ST R-2A LowDensity Medium 10595 0.24 11/ac 3 1 2 Neither 502 4014009029 500 E ELLIS AV R-2A LowDensity Medium 10658 0.24 11/ac 3 1 2 Neither 503 4013023011 917 E 66TH ST R-2A LowDensity Medium 11290 0.26 11/ac 3 1 2 Neither 504 4014003010 321 E FAIRVIEW BL R-2A LowDensity Medium 11404 0.26 11/ac 3 1 2 Neither 505 4014003012 313 E FAIRVIEW BL R-2A LowDensity Medium 11504 0.26 11/ac 3 1 2 Neither 506 4015007007 719 E STEPNEY ST R-2A LowDensity Medium 12000 0.28 11/ac 3 1 2 Neither 507 4015007018 742 E STEPNEY PL R-2A LowDensity Medium 12000 0.28 11/ac 3 1 2 Neither 508 4015001003 709 E STEPNEY PL R-2A LowDensity Medium 12049 0.28 11/ac 3 1 2 Neither 509 4014002043 503 E FAIRVIEW BL R-2A LowDensity Medium 12197 0.28 11/ac 3 1 2 Neither 510 4014002042 4456 W 64TH ST R-2A LowDensity Medium 12232 0.28 11/ac 3 1 2 Neither 511 4015002009 590 E 67TH ST R-2A LowDensity Medium 12371 0.28 11/ac 3 1 2 Neither 512 4013023010 911 E 67TH ST R-2A LowDensity Medium 12390 0.28 11/ac 3 1 2 Neither 513 4013015006 1023 E BRETT ST R-2A LowDensity Medium 13520 0.31 11/ac 4 2 2 Neither 514 4013023009 905 E 67TH ST R-2A LowDensity Medium 13840 0.32 11/ac 4 1 3 Neither 515 4013018006 939 E ALPHA ST R-2A LowDensity Medium 14195 0.33 11/ac 4 2 2 Neither 516 4013006035 1113 E 68TH ST R-2A LowDensity Medium 14756 0.34 11/ac 4 2 2 Neither 517 4015008013 724 E STEPNEY ST R-2A LowDensity Medium 16500 0.38 11/ac 4 2 2 Neither 518 4013001043 1149 E HYDE PARK BL R-2A LowDensity Medium 37185 0.85 11/ac 10 1 9 Neither 519 4014017017 1215 N MARLBOROUGH R-2AAV LowDensity Medium 46875 1.08 11/ac 12 1 11 Neither 520 4017002036 518 W SHORT ST R-3 MediumDensity Density 5625 0.13 31/ac 5 4 1 Neither 521 4034007029 4240 W 101ST ST R-3 Medium Density 5890 0.14 31/ac 5 2 3 Neither 522 4017-015- 882 BEACH ST. R-3 Medium Density 6098 0.14 31/ac 4 1 3 Neither 523 4017004046026 535 W HILL ST R-3 Medium Density 6693 0.15 31/ac 6 1 5 Neither 524 4024044034 1220 S FLOWER ST R-3 Medium Density 7100 0.16 31/ac 6 1 5 Neither 525 4017015020 514 W HILL ST R-3 Medium Density 7105 0.16 31/ac 6 1 5 Neither 526 4017004045 539 W HILL ST R-3 Medium Density 7107 0.16 31/ac 6 2 4 Neither 527 4024037021 343 E 99TH ST R-3 Medium Density 7140 0.16 31/ac 6 1 5 Neither 528 4020010012 310 S INGLEWOOD AV R-3 Medium Density 7150 0.16 31/ac 7 1 6 Neither 529 4020010013 314 S INGLEWOOD AV R-3 Medium Density 7150 0.16 31/ac 7 1 6 Neither
Inglewood Housing Element 2013-2021 Page 11 of 22 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 530 4021037024 545 S OSAGE AV R-3 Medium Density 7150 0.16 31/ac 7 1 6 Neither 531 4022021022 222 W HILLCREST BL R-3 Medium Density 7182 0.16 31/ac 7 1 6 Neither 532 4020015007 210 W KELSO ST R-3 Medium Density 7200 0.17 31/ac 7 1 6 Neither 533 4016026036 221 E IVY AV R-3 Medium Density 7235 0.17 31/ac 7 1 6 Neither 534 4017014025 506 W PLYMOUTH ST R-3 Medium Density 7240 0.17 31/ac 7 1 6 Neither 535 4020027027 418 S FIR AV R-3 Medium Density 7245 0.17 31/ac 7 1 6 Neither 536 4014022001 601 E 67TH ST R-3 Medium Density 7250 0.17 31/ac 7 1 6 Neither 537 4015022027 608 E FLORENCE AV R-3 Medium Density 7275 0.17 31/ac 7 1 6 Neither 538 4017004050 529 W HILL ST R-3 Medium Density 7291 0.17 31/ac 7 1 6 Neither 539 4017004049 531 W HILL ST R-3 Medium Density 7292 0.17 31/ac 7 1 6 Neither 540 4017004048 533 W HILL ST R-3 Medium Density 7292 0.17 31/ac 7 1 6 Neither 541 4021005003 518 E QUEEN ST R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 542 4021025008 600 E MANCHESTER TR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 543 4021004036 601 E MANCHESTER TR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 544 4021025009 604 E MANCHESTER TR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 545 4021004035 605 E MANCHESTER TR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 546 4021025016 607 E MANCHESTER DR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 547 4021025010 610 E MANCHESTER TR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 548 4021025015 611 E MANCHESTER DR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 549 4021025011 612 E MANCHESTER TR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 550 4021004013 615 E MANCHESTER TR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 551 4021004002 616 E QUEEN ST R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 552 4021026026 629 E MANCHESTER DR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 553 4021026004 630 E MANCHESTER TR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 554 4021026006 636 E MANCHESTER TR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 555 4021026024 637 E MANCHESTER DR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 556 4021026023 639 E MANCHESTER DR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 557 4021026007 640 E MANCHESTER TR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 558 4021026022 643 E MANCHESTER DR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 559 4021026008 644 E MANCHESTER TR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 560 4021026009 650 E MANCHESTER TR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 561 4021026010 654 E MANCHESTER TR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 562 4021026011 656 E MANCHESTER TR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 563 4021026021 701 E MANCHESTER DR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 564 4021026018 715 E MANCHESTER DR R-3 Medium Density 7300 0.17 31/ac 7 1 6 Neither 565 4016012010 325 E HYDE PARK BL R-3 Medium Density 7331 0.17 31/ac 7 1 6 Neither 566 4014025019 546 E HYDE PARK PL R-3 Medium Density 7360 0.17 31/ac 7 1 6 Neither 567 4017003010 553 W HILL ST R-3 Medium Density 7420 0.17 31/ac 7 1 6 Neither 568 4030022001 10725 S VAN NESS AV 0001R-3 Medium Density 7440 0.17 31/ac 7 1 6 Neither 569 4002022002 131 W 64TH ST R-3 Medium Density 7440 0.17 31/ac 7 1 6 Neither 570 4020016021 223 W KELSO ST R-3 Medium Density 7440 0.17 31/ac 7 1 6 Neither 571 4020016024 233 W KELSO ST R-3 Medium Density 7440 0.17 31/ac 7 1 6 Neither 572 4016011017 701 N EDGEWOOD ST R-3 Medium Density 7471 0.17 31/ac 7 1 6 Neither 573 4018008004 113 N ASH AV R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 574 4015026037 204 N LOCUST ST R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 575 4022022004 211 W BUCKTHORN ST R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 576 4016015019 223 E STEPNEY ST R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 577 4016015018 225 E STEPNEY ST R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither
Page 12 of 22 Inglewood Housing Element 2013-2021 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 578 4020015017 229 W LIME ST R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 579 4021030021 239 E TAMARACK AV R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 580 4020011006 324 W NECTARINE ST R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 581 4016012013 328 E PLYMOUTH ST R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 582 4020011007 332 W NECTARINE ST R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 583 4016016022 334 E STEPNEY ST R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 584 4020012015 406 S INGLEWOOD AV R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 585 4016026016 425 N EDGEWOOD ST R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 586 4021040024 600 E KELSO ST R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 587 4021040025 604 E KELSO ST R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 588 4017024017 604 W VENICE WY R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 589 4021040026 608 E KELSO ST R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 590 4016015003 616 N MARKET ST R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 591 4014031024 840 N CENTINELA AV R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 592 4014031025 844 N CENTINELA AV R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 593 4017006018 901 N ENTERPRISE AV R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 594 4014032014 914 N CENTINELA AV R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 595 4014032015 918 N CENTINELA AV R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 596 4014032017 922 N CENTINELA AV R-3 Medium Density 7500 0.17 31/ac 7 1 6 Neither 597 4016019011 129 E HAZEL ST R-3 Medium Density 7527 0.17 31/ac 5 1 4 Neither 598 4024018059 958 S ORCHARD DR R-3 Medium Density 7546 0.17 31/ac 5 1 4 Neither 599 4017015009 892 W BEACH AV R-3 Medium Density 7549 0.17 31/ac 5 1 4 Neither 600 4034008010 4328 W 101ST ST R-3 Medium Density 7560 0.17 31/ac 5 1 4 Neither 601 4024041024 509 E 97TH ST R-3 Medium Density 7560 0.17 31/ac 5 1 4 Neither 602 4017015012 891 N KINCAID AV R-3 Medium Density 7590 0.17 31/ac 5 1 4 Neither 603 4016015010 226 E HYDE PARK BL R-3 Medium Density 7606 0.17 31/ac 5 1 4 Neither 604 4024003009 820 JAVA AV R-3 Medium Density 7645 0.18 31/ac 5 1 4 Neither 605 4020015022 412 S EUCALYPTUS AV R-3 Medium Density 7650 0.18 31/ac 5 1 4 Neither 606 4015011002 312 E HAZEL ST R-3 Medium Density 7697 0.18 31/ac 5 1 4 Neither 607 4010009011 2900 W 85TH ST R-3 Medium Density 7705 0.18 31/ac 6 1 5 Neither 608 958 S. ORCHARD ST. R-3 Medium Density 7711 0.18 31/ac 5 0 5 Neither 609 4024018065 1016 S ORCHARD DR R-3 Medium Density 7742 0.18 31/ac 6 1 5 Neither 610 4020012014 332 W KELSO ST R-3 Medium Density 7750 0.18 31/ac 6 1 5 Neither 611 4016028003 114 E IVY AV R-3 Medium Density 7800 0.18 31/ac 6 1 5 Neither 612 4021029018 301 E TAMARACK AV R-3 Medium Density 7800 0.18 31/ac 6 1 5 Neither 613 4021019001 520 S GREVILLEA AV R-3 Medium Density 7819 0.18 31/ac 6 1 5 Neither 614 4013013002 1006 E HYDE PARK BL R-3 Medium Density 7840 0.18 31/ac 6 1 5 Neither 615 4024016006 415 E HARDY ST R-3 Medium Density 7850 0.18 31/ac 6 1 5 Neither 616 4020017005 220 S EUCALYPTUS AV R-3 Medium Density 8000 0.18 31/ac 6 1 5 Neither 617 4020017006 226 S EUCALYPTUS AV R-3 Medium Density 8000 0.18 31/ac 6 1 5 Neither 618 4020016005 314 S EUCALYPTUS AV R-3 Medium Density 8000 0.18 31/ac 6 1 5 Neither 619 4020016009 326 S EUCALYPTUS AV R-3 Medium Density 8000 0.18 31/ac 6 1 5 Neither 620 4020011018 331 S EUCALYPTUS AV R-3 Medium Density 8000 0.18 31/ac 6 1 5 Neither 621 4020012022 419 S EUCALYPTUS AV R-3 Medium Density 8000 0.18 31/ac 6 1 5 Neither 622 4021036015 725 E NUTWOOD ST R-3 Medium Density 8000 0.18 31/ac 6 1 5 Neither 623 4021036014 727 E NUTWOOD ST R-3 Medium Density 8000 0.18 31/ac 6 1 5 Neither 624 4021036011 735 E NUTWOOD ST R-3 Medium Density 8000 0.18 31/ac 6 1 5 Neither 625 4021036043 737 E NUTWOOD ST R-3 Medium Density 8000 0.18 31/ac 6 1 5 Neither
Inglewood Housing Element 2013-2021 Page 13 of 22 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 626 4021025013 621 E MANCHESTER DR R-3 Medium Density 8030 0.18 31/ac 6 1 5 Neither 627 4017023011 712 W VENICE WY R-3 Medium Density 8050 0.18 31/ac 6 1 5 Neither 628 4021034014 514 E KELSO ST R-3 Medium Density 8060 0.19 31/ac 6 1 5 Neither 629 4017018100 818 N VICTOR AV R-3 Medium Density 8098 0.19 31/ac 6 1 5 Neither 630 4034008021 4300 W 101ST ST R-3 Medium Density 8100 0.19 31/ac 6 1 5 Neither 631 4017012006 326 W PLYMOUTH ST R-3 Medium Density 8150 0.19 31/ac 6 1 5 Neither 632 4016011020 717 N EDGEWOOD ST R-3 Medium Density 8160 0.19 31/ac 6 1 5 Neither 633 4022017001 736 S INGLEWOOD AV R-3 Medium Density 8190 0.19 31/ac 6 1 5 Neither 634 4016025012 409 N MARKET ST R-3 Medium Density 8198 0.19 31/ac 6 1 5 Neither 635 4016012019 308 E PLYMOUTH ST R-3 Medium Density 8250 0.19 31/ac 6 1 5 Neither 636 4024003013 260 E BUCKTHORN ST R-3 Medium Density 8259 0.19 31/ac 6 1 5 Neither 637 4018015014 508 W OLIVE ST R-3 Medium Density 8280 0.19 31/ac 6 1 5 Neither 638 4024018066 1023 S LARCH ST R-3 Medium Density 8295 0.19 31/ac 6 1 5 Neither 639 4021040009 619 S FLOWER ST R-3 Medium Density 8299 0.19 31/ac 6 1 5 Neither 640 4015022011 700 E FLORENCE AV R-3 Medium Density 8307 0.19 31/ac 6 1 5 Neither 641 4030032022 10643 S CRENSHAW BL R-3 Medium Density 8308 0.19 31/ac 6 1 5 Neither 642 4018019001 425 W KELSO ST R-3 Medium Density 8319 0.19 31/ac 6 1 5 Neither 643 4016012012 321 E HYDE PARK BL R-3 Medium Density 8346 0.19 31/ac 6 1 5 Neither 644 4020028004 114 W LIME ST R-3 Medium Density 8350 0.19 31/ac 6 1 5 Neither 645 4020028026 117 W HILLCREST BL R-3 Medium Density 8350 0.19 31/ac 6 1 5 Neither 646 4020028009 132 W LIME ST R-3 Medium Density 8350 0.19 31/ac 6 1 5 Neither 647 4020028021 137 W HILLCREST BL R-3 Medium Density 8350 0.19 31/ac 6 1 5 Neither 648 4017010025 710 N INGLEWOOD AV R-3 Medium Density 8400 0.19 31/ac 6 1 5 Neither 649 4024004027 300 E BUCKTHORN ST R-3 Medium Density 8442 0.19 31/ac 6 1 5 Neither 650 4016017006 207 E HAZEL ST R-3 Medium Density 8480 0.19 31/ac 6 1 5 Neither 651 4020011017 325 S EUCALYPTUS AV R-3 Medium Density 8480 0.19 31/ac 6 1 5 Neither 652 4017015006 907 W BEACH AV R-3 Medium Density 8481 0.19 31/ac 6 1 5 Neither 653 4055029014 11725 S CRENSHAW BL R-3 Medium Density 8520 0.20 31/ac 6 2 4 Neither 654 4022021024 216 W HILLCREST BL R-3 Medium Density 8520 0.20 31/ac 6 1 5 Neither 655 4014026033 617 E HYDE PARK BL R-3 Medium Density 8542 0.20 31/ac 6 1 5 Neither 656 4020027033 142 W KELSO ST R-3 Medium Density 8568 0.20 31/ac 6 1 5 Neither 657 4055029026 11601 S CRENSHAW BL R-3 Medium Density 8640 0.20 31/ac 6 2 4 Neither 658 4010021031 2310 W 80TH ST R-3 Medium Density 8640 0.20 31/ac 6 1 5 Neither 659 4021042017 712 S MYRTLE AV R-3 Medium Density 8640 0.20 31/ac 6 2 4 Neither 660 4021041024 908 E LA PALMA DR R-3 Medium Density 8640 0.20 31/ac 6 2 4 Neither 661 4021042007 721 S FLOWER ST R-3 Medium Density 8685 0.20 31/ac 6 1 5 Neither 662 4021029009 336 E SPRUCE AV R-3 Medium Density 8700 0.20 31/ac 6 1 5 Neither 663 4022021007 623 S FIR AV R-3 Medium Density 8700 0.20 31/ac 6 2 4 Neither 664 4022021008 627 S FIR AV R-3 Medium Density 8700 0.20 31/ac 6 2 4 Neither 665 4017003003 637 W HILL ST R-3 Medium Density 8721 0.20 31/ac 6 2 4 Neither 666 4021041017 714 S LARCH ST R-3 Medium Density 8730 0.20 31/ac 6 2 4 Neither 667 4020009011 231 S EUCALYPTUS AV R-3 Medium Density 8738 0.20 31/ac 6 2 4 Neither 668 4021020024 115 E SPRUCE AV R-3 Medium Density 8750 0.20 31/ac 6 2 4 Neither 669 4020027019 121 W LIME ST R-3 Medium Density 8750 0.20 31/ac 6 1 5 Neither 670 4017006036 929 N ENTERPRISE AV R-3 Medium Density 8750 0.20 31/ac 6 2 4 Neither 671 4024036006 322 E 97TH ST R-3 Medium Density 8778 0.20 31/ac 6 1 5 Neither 672 4024035005 322 E HARDY ST R-3 Medium Density 8778 0.20 31/ac 6 1 5 Neither 673 4024035031 327 E 97TH ST 0001 R-3 Medium Density 8778 0.20 31/ac 6 1 5 Neither
Page 14 of 22 Inglewood Housing Element 2013-2021 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 674 4024035027 407 E 97TH ST R-3 Medium Density 8778 0.20 31/ac 6 2 4 Neither 675 4024035025 415 E 97TH ST R-3 Medium Density 8778 0.20 31/ac 6 2 4 Neither 676 4021035035 605 E KELSO ST R-3 Medium Density 8800 0.20 31/ac 6 2 4 Neither 677 4017015003 917 W BEACH AV R-3 Medium Density 8800 0.20 31/ac 6 1 5 Neither 678 4034007001 4256 W 101ST ST R-3 Medium Density 8820 0.20 31/ac 6 2 4 Neither 679 4022021001 603 S FIR AV R-3 Medium Density 8901 0.20 31/ac 6 2 4 Neither 680 4020027032 144 W KELSO ST R-3 Medium Density 8904 0.20 31/ac 6 2 4 Neither 681 4020013003 318 W LIME ST R-3 Medium Density 8904 0.20 31/ac 6 1 5 Neither 682 4024040022 533 E 99TH ST R-3 Medium Density 8950 0.21 31/ac 6 2 4 Neither 683 4024040012 540 E 97TH ST R-3 Medium Density 8950 0.21 31/ac 6 2 4 Neither 684 4024042028 611 E 97TH ST R-3 Medium Density 8950 0.21 31/ac 6 2 4 Neither 685 4024042027 615 E 97TH ST R-3 Medium Density 8950 0.21 31/ac 6 2 4 Neither 686 4017008013 225 W PLYMOUTH ST R-3 Medium Density 9000 0.21 31/ac 6 1 5 Neither 687 4017008012 231 W PLYMOUTH ST R-3 Medium Density 9000 0.21 31/ac 6 1 5 Neither 688 4024038010 400 E 99TH ST R-3 Medium Density 9000 0.21 31/ac 6 1 5 Neither 689 4024039006 516 E 99TH ST R-3 Medium Density 9000 0.21 31/ac 6 1 5 Neither 690 4024040023 529 E 99TH ST R-3 Medium Density 9000 0.21 31/ac 6 1 5 Neither 691 4024040020 541 E 99TH ST R-3 Medium Density 9000 0.21 31/ac 6 1 5 Neither 692 4024040013 544 E 97TH ST R-3 Medium Density 9000 0.21 31/ac 6 1 5 Neither 693 4017003014 549 W HILL ST R-3 Medium Density 9000 0.21 31/ac 6 1 5 Neither 694 4017018047 609 W VENICE WY R-3 Medium Density 9000 0.21 31/ac 6 1 5 Neither 695 4024044004 616 E 99TH ST R-3 Medium Density 9000 0.21 31/ac 6 1 5 Neither 696 4024044005 620 E 99TH ST R-3 Medium Density 9000 0.21 31/ac 6 1 5 Neither 697 4024042021 637 E 97TH ST R-3 Medium Density 9000 0.21 31/ac 6 1 5 Neither 698 4016014011 328 E HYDE PARK BL R-3 Medium Density 9030 0.21 31/ac 6 2 4 Neither 699 4013021020 964 E HYDE PARK BL R-3 Medium Density 9088 0.21 31/ac 6 2 4 Neither 700 4030020006 2205 W 102ND ST R-3 Medium Density 9165 0.21 31/ac 7 2 5 Neither 701 4035013021 10838 S OSAGE AV R-3 Medium Density 9196 0.21 31/ac 7 1 6 Neither 702 4030020004 2215 W 102ND ST R-3 Medium Density 9200 0.21 31/ac 7 2 5 Neither 703 4017013005 834 N ACACIA ST R-3 Medium Density 9200 0.21 31/ac 7 2 5 Neither 704 4016014012 324 E HYDE PARK BL R-3 Medium Density 9278 0.21 31/ac 7 1 6 Neither 705 4015010018 410 N EXTON AV R-3 Medium Density 9300 0.21 31/ac 7 2 5 Neither 706 4016025014 417 N MARKET ST R-3 Medium Density 9300 0.21 31/ac 7 1 6 Neither 707 4021037001 503 S PRAIRIE AV R-3 Medium Density 9300 0.21 31/ac 7 1 6 Neither 708 4017023007 738 W VENICE WY R-3 Medium Density 9326 0.21 31/ac 7 1 6 Neither 709 4015010023 432 N EXTON AV R-3 Medium Density 9350 0.21 31/ac 7 2 5 Neither 710 4022012021 413 W SPRUCE AV R-3 Medium Density 9434 0.22 31/ac 7 1 6 Neither 711 4016012032 317 E HYDE PARK BL R-3 Medium Density 9444 0.22 31/ac 7 1 6 Neither 712 4020015009 200 W KELSO ST 0001 R-3 Medium Density 9460 0.22 31/ac 7 2 5 Neither 713 4021030016 219 E TAMARACK AV R-3 Medium Density 9500 0.22 31/ac 7 2 5 Neither 714 4021030017 223 E TAMARACK AV R-3 Medium Density 9500 0.22 31/ac 7 1 6 Neither 715 4021029006 328 E SPRUCE AV R-3 Medium Density 9500 0.22 31/ac 7 2 5 Neither 716 4021030023 247 E TAMARACK AV R-3 Medium Density 9600 0.22 31/ac 7 1 6 Neither 717 4021039013 608 S FLOWER ST R-3 Medium Density 9600 0.22 31/ac 7 2 5 Neither 718 4022026005 609 S WALNUT ST R-3 Medium Density 9600 0.22 31/ac 7 2 5 Neither 719 4022027016 612 S WALNUT ST R-3 Medium Density 9600 0.22 31/ac 7 1 6 Neither 720 4021044016 708 S OSAGE AV R-3 Medium Density 9600 0.22 31/ac 7 2 5 Neither 721 4021043004 711 S OSAGE AV R-3 Medium Density 9600 0.22 31/ac 7 2 5 Neither
Inglewood Housing Element 2013-2021 Page 15 of 22 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 722 4021043014 712 S FLOWER ST R-3 Medium Density 9600 0.22 31/ac 7 2 5 Neither 723 4021043005 715 S OSAGE AV R-3 Medium Density 9600 0.22 31/ac 7 2 5 Neither 724 4021043006 717 S OSAGE AV R-3 Medium Density 9600 0.22 31/ac 7 2 5 Neither 725 4022028024 726 S WALNUT ST R-3 Medium Density 9600 0.22 31/ac 7 2 5 Neither 726 4024005020 810 S MYRTLE AV R-3 Medium Density 9600 0.22 31/ac 7 2 5 Neither 727 4022029022 810 S WALNUT ST R-3 Medium Density 9600 0.22 31/ac 7 2 5 Neither 728 4022029006 815 S GREVILLEA AV R-3 Medium Density 9600 0.22 31/ac 7 1 6 Neither 729 4024006020 820 S FLOWER ST R-3 Medium Density 9600 0.22 31/ac 7 2 5 Neither 730 4024005008 827 S FLOWER ST R-3 Medium Density 9600 0.22 31/ac 7 2 5 Neither 731 4021032011 121 E BUCKTHORN ST R-3 Medium Density 9650 0.22 31/ac 7 1 6 Neither 732 4021032030 132 E SPRUCE AV R-3 Medium Density 9650 0.22 31/ac 7 1 6 Neither 733 4021037030 524 S FLOWER ST R-3 Medium Density 9650 0.22 31/ac 7 1 6 Neither 734 4021037029 528 S FLOWER ST R-3 Medium Density 9650 0.22 31/ac 7 1 6 Neither 735 4021039014 604 S FLOWER ST R-3 Medium Density 9650 0.22 31/ac 7 1 6 Neither 736 4021039003 625 S OSAGE AV R-3 Medium Density 9650 0.22 31/ac 7 1 6 Neither 737 4021043016 706 S FLOWER ST R-3 Medium Density 9650 0.22 31/ac 7 1 6 Neither 738 4021044015 712 S OSAGE AV R-3 Medium Density 9650 0.22 31/ac 7 1 6 Neither 739 4024006005 815 S OSAGE AV R-3 Medium Density 9650 0.22 31/ac 7 1 6 Neither 740 4024006006 817 S OSAGE AV R-3 Medium Density 9650 0.22 31/ac 7 1 6 Neither 741 4016025015 421 N MARKET ST R-3 Medium Density 9679 0.22 31/ac 7 1 6 Neither 742 4021003008 140 N HILLCREST BL R-3 Medium Density 9686 0.22 31/ac 7 1 6 Neither 743 4024004003 811 S MYRTLE AV R-3 Medium Density 9700 0.22 31/ac 7 2 5 Neither 744 4021026027 664 E MANCHESTER TR R-3 Medium Density 9782 0.22 31/ac 7 1 6 Neither 745 4022013019 723 S INGLEWOOD AV R-3 Medium Density 9796 0.22 31/ac 7 1 6 Neither 746 4016013006 400 E HYDE PARK BL R-3 Medium Density 9815 0.23 31/ac 7 2 5 Neither 747 4016001030 343 E PLYMOUTH ST R-3 Medium Density 9843 0.23 31/ac 7 2 5 Neither 748 4021029025 334 E SPRUCE AV R-3 Medium Density 9880 0.23 31/ac 7 2 5 Neither 749 4017015050 542 W HILL ST R-3 Medium Density 9894 0.23 31/ac 7 1 6 Neither 750 4017024013 618 W VENICE WY R-3 Medium Density 9900 0.23 31/ac 7 1 6 Neither 751 4021020013 118 E HILLCREST BL R-3 Medium Density 10000 0.23 31/ac 7 3 4 Neither 752 4021020026 125 E SPRUCE AV R-3 Medium Density 10000 0.23 31/ac 7 1 6 Neither 753 4021020027 131 E SPRUCE AV R-3 Medium Density 10000 0.23 31/ac 7 2 5 Neither 754 4021020028 133 E SPRUCE AV R-3 Medium Density 10000 0.23 31/ac 7 2 5 Neither 755 4015026029 208 N LOCUST ST R-3 Medium Density 10000 0.23 31/ac 7 1 6 Neither 756 4017008015 215 W PLYMOUTH ST R-3 Medium Density 10000 0.23 31/ac 7 3 4 Neither 757 4015026026 220 N LOCUST ST R-3 Medium Density 10000 0.23 31/ac 7 1 6 Neither 758 4016017011 222 E STEPNEY ST R-3 Medium Density 10000 0.23 31/ac 7 3 4 Neither 759 4015026022 236 N LOCUST ST R-3 Medium Density 10000 0.23 31/ac 7 2 5 Neither 760 4015026019 248 N LOCUST ST R-3 Medium Density 10000 0.23 31/ac 7 1 6 Neither 761 4016014015 312 E HYDE PARK BL R-3 Medium Density 10000 0.23 31/ac 7 3 4 Neither 762 4016016033 312 E STEPNEY ST R-3 Medium Density 10000 0.23 31/ac 7 2 5 Neither 763 4016012016 316 E PLYMOUTH ST R-3 Medium Density 10000 0.23 31/ac 7 2 5 Neither 764 4016016007 328 E STEPNEY ST 4 R-3 Medium Density 10000 0.23 31/ac 7 2 5 Neither 765 4016016008 332 E STEPNEY ST R-3 Medium Density 10000 0.23 31/ac 7 1 6 Neither 766 4016014028 333 E STEPNEY ST R-3 Medium Density 10000 0.23 31/ac 7 3 4 Neither 767 4015012024 456 N EDGEWOOD ST R-3 Medium Density 10000 0.23 31/ac 7 3 4 Neither 768 4021035008 521 S FLOWER ST R-3 Medium Density 10000 0.23 31/ac 7 3 4 Neither 769 4024003019 817 S LARCH ST R-3 Medium Density 10000 0.23 31/ac 7 1 6 Neither
Page 16 of 22 Inglewood Housing Element 2013-2021 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 770 4024003004 823 S LARCH ST R-3 Medium Density 10000 0.23 31/ac 7 2 5 Neither 771 4024003003 829 S LARCH ST R-3 Medium Density 10000 0.23 31/ac 7 2 5 Neither 772 4015003036 622 N CENTINELA AV R-3 Medium Density 10050 0.23 31/ac 7 1 6 Neither 773 4022022014 703 S FIR AV R-3 Medium Density 10050 0.23 31/ac 7 2 5 Neither 774 4017004026 515 W HILL ST R-3 Medium Density 10125 0.23 31/ac 7 1 6 Neither 775 4015011010 314 E HAZEL ST 1 R-3 Medium Density 10150 0.23 31/ac 7 3 4 Neither 776 4014024011 584 E HYDE PARK PL R-3 Medium Density 10212 0.23 31/ac 7 2 5 Neither 777 4015011009 334 E HAZEL ST R-3 Medium Density 10250 0.24 31/ac 7 3 4 Neither 778 4015011006 322 E HAZEL ST R-3 Medium Density 10298 0.24 31/ac 7 2 5 Neither 779 4018015013 510 W OLIVE ST R-3 Medium Density 10300 0.24 31/ac 7 1 6 Neither 780 4015012003 411 N EXTON AV R-3 Medium Density 10350 0.24 31/ac 7 3 4 Neither 781 4017002001 520 W SHORT ST R-3 Medium Density 10350 0.24 31/ac 7 1 6 Neither 782 4021039007 628 S FLOWER ST R-3 Medium Density 10368 0.24 31/ac 7 2 5 Neither 783 4024041023 515 E 97TH ST R-3 Medium Density 10382 0.24 31/ac 7 2 5 Neither 784 4017013011 415 W VENICE WY R-3 Medium Density 10400 0.24 31/ac 7 3 4 Neither 785 4026016001 8800 S CRENSHAW BL R-3 Medium Density 10440 0.24 31/ac 7 1 6 Neither 786 4017003038 545 W HILL ST R-3 Medium Density 10454 0.24 31/ac 7 1 6 Neither 787 4020027036 130 W KELSO ST R-3 Medium Density 10489 0.24 31/ac 7 1 6 Neither 788 4016017024 223 E HAZEL ST R-3 Medium Density 10500 0.24 31/ac 8 2 6 Neither 789 4016017023 225 E HAZEL ST R-3 Medium Density 10500 0.24 31/ac 8 3 5 Neither 790 4020011003 318 W NECTARINE ST R-3 Medium Density 10500 0.24 31/ac 8 1 7 Neither 791 4016016015 321 E HAZEL ST R-3 Medium Density 10500 0.24 31/ac 8 3 5 Neither 792 4016016014 325 E HAZEL ST R-3 Medium Density 10500 0.24 31/ac 8 2 6 Neither 793 4016016013 329 E HAZEL ST R-3 Medium Density 10500 0.24 31/ac 8 1 7 Neither 794 4015004007 405 E HAZEL ST R-3 Medium Density 10500 0.24 31/ac 8 2 6 Neither 795 4016017004 514 N MARKET ST R-3 Medium Density 10500 0.24 31/ac 8 2 6 Neither 796 4016017003 516 N MARKET ST R-3 Medium Density 10500 0.24 31/ac 8 2 6 Neither 797 4016017001 524 N MARKET ST R-3 Medium Density 10500 0.24 31/ac 8 2 6 Neither 798 4016015007 214 E HYDE PARK BL R-3 Medium Density 10537 0.24 31/ac 8 1 7 Neither 799 4021034010 803 E LA PALMA DR R-3 Medium Density 10540 0.24 31/ac 8 2 6 Neither 800 4020012023 421 S EUCALYPTUS AV R-3 Medium Density 10560 0.24 31/ac 8 2 6 Neither 801 4020015013 435 S FIR AV R-3 Medium Density 10560 0.24 31/ac 8 2 6 Neither 802 4020014020 502 S EUCALYPTUS AV R-3 Medium Density 10560 0.24 31/ac 8 1 7 Neither 803 4021034021 234 E TAMARACK AV R-3 Medium Density 10600 0.24 31/ac 8 3 5 Neither 804 4021-034- 234 TAMARACK AVE. R-3 Medium Density 10610 0.24 31/ac 8 2 6 Neither 805 4022022018021 226 W SPRUCE AV R-3 Medium Density 10624 0.24 31/ac 8 2 6 Neither 806 4017012005 322 W PLYMOUTH ST R-3 Medium Density 10650 0.24 31/ac 8 3 5 Neither 807 4015010020 416 N EXTON AV R-3 Medium Density 10700 0.25 31/ac 8 2 6 Neither 808 4030006001 3307 W 104TH ST R-3 Medium Density 10750 0.25 31/ac 8 3 5 Neither 809 4013014028 1025 E HYDE PARK BL R-3 Medium Density 10800 0.25 31/ac 8 2 6 Neither 810 4035013011 10908 S OSAGE AV R-3 Medium Density 10890 0.25 31/ac 8 1 7 Neither 811 4020016018 214 W OLIVE ST R-3 Medium Density 10900 0.25 31/ac 8 2 6 Neither 812 4022022022 719 S FIR AV R-3 Medium Density 10962 0.25 31/ac 8 1 7 Neither 813 4021006008 109 N HILLCREST BL R-3 Medium Density 11000 0.25 31/ac 8 2 6 Neither 814 4016012030 301 E HYDE PARK BL R-3 Medium Density 11000 0.25 31/ac 8 2 6 Neither 815 4024041027 501 E 97TH ST R-3 Medium Density 11000 0.25 31/ac 8 1 7 Neither 816 4016017005 500 N MARKET ST R-3 Medium Density 11034 0.25 31/ac 8 2 6 Neither 817 4017020010 819 W FLORA DR R-3 Medium Density 11055 0.25 31/ac 8 3 5 Neither
Inglewood Housing Element 2013-2021 Page 17 of 22 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 818 4017004039 931 W BEACH AV R-3 Medium Density 11200 0.26 31/ac 8 3 5 Neither 819 4017010020 738 N INGLEWOOD AV R-3 Medium Density 11250 0.26 31/ac 8 1 7 Neither 820 4013021021 960 E HYDE PARK BL R-3 Medium Density 11280 0.26 31/ac 8 1 7 Neither 821 4014017006 653 E HYDE PARK BL R-3 Medium Density 11385 0.26 31/ac 8 2 6 Neither 822 4017003004 627 W HILL ST R-3 Medium Density 11421 0.26 31/ac 8 1 7 Neither 823 4021035024 320 E TAMARACK AV R-3 Medium Density 11448 0.26 31/ac 8 3 5 Neither 824 4016001026 327 E PLYMOUTH ST R-3 Medium Density 11520 0.26 31/ac 8 2 6 Neither 825 4024017043 1005 S LARCH ST R-3 Medium Density 11544 0.27 31/ac 8 3 5 Neither 826 4017013025 849 W BEACH AV R-3 Medium Density 11550 0.27 31/ac 8 1 7 Neither 827 4016001023 311 E PLYMOUTH ST R-3 Medium Density 11580 0.27 31/ac 8 1 7 Neither 828 4030020005 2201 W 102ND ST R-3 Medium Density 11600 0.27 31/ac 8 2 6 Neither 829 4021034011 240 E TAMARACK AV R-3 Medium Density 11625 0.27 31/ac 8 2 6 Neither 830 4021041007 717 S MYRTLE AV R-3 Medium Density 11640 0.27 31/ac 8 4 4 Neither 831 4020013015 329 W HILLCREST BL R-3 Medium Density 11690 0.27 31/ac 8 2 6 Neither 832 4015011005 458 N EDGEWOOD ST R-3 Medium Density 11700 0.27 31/ac 8 4 4 Neither 833 4016026020 437 N EDGEWOOD ST R-3 Medium Density 11750 0.27 31/ac 8 2 6 Neither 834 4020013014 335 W HILLCREST BL R-3 Medium Density 11760 0.27 31/ac 8 1 7 Neither 835 4020016017 218 W OLIVE ST R-3 Medium Density 11850 0.27 31/ac 8 2 6 Neither 836 4016002010 933 N CENTINELA AV R-3 Medium Density 11859 0.27 31/ac 8 1 7 Neither 837 4017009001 200 W PLYMOUTH ST R-3 Medium Density 11872 0.27 31/ac 8 1 7 Neither 838 4017003006 607 W HILL ST R-3 Medium Density 12000 0.28 31/ac 11 1 10 Neither 839 4016014021 612 N EDGEWOOD ST R-3 Medium Density 12000 0.28 31/ac 11 5 6 Neither 840 4021036017 721 E NUTWOOD ST 1 R-3 Medium Density 12000 0.28 31/ac 11 5 6 Neither 841 4021037037 728 E NUTWOOD ST R-3 Medium Density 12075 0.28 39/ac 11 4 7 Neither 842 4020011019 335 S EUCALYPTUS AV R-3 Medium Density 12160 0.28 39/ac 11 5 6 Neither 843 4024040017 1201 S FLOWER ST R-3 Medium Density 12172 0.28 39/ac 11 1 10 Neither 844 4015003004 516 E HYDE PARK BL R-3 Medium Density 12264 0.28 39/ac 11 3 8 Neither 845 4015012009 335 E WARREN LN R-3 Medium Density 12300 0.28 39/ac 11 5 6 Neither 846 4021019013 110 E DAVIS DR R-3 Medium Density 12500 0.29 39/ac 11 1 10 Neither 847 4016010003 718 N MARKET ST R-3 Medium Density 12500 0.29 39/ac 11 6 5 Neither 848 4017010018 726 N INGLEWOOD AV R-3 Medium Density 12500 0.29 39/ac 11 4 7 Neither 849 4017009021 801 N EUCALYPTUS AV R-3 Medium Density 12500 0.29 39/ac 11 6 5 Neither 850 4017009020 803 N EUCALYPTUS AV R-3 Medium Density 12500 0.29 39/ac 11 6 5 Neither 851 4016010013 810 N MARKET ST R-3 Medium Density 12500 0.29 39/ac 11 5 6 Neither 852 4016010014 814 N MARKET ST R-3 Medium Density 12500 0.29 39/ac 11 5 6 Neither 853 4016010015 816 N MARKET ST 0004 R-3 Medium Density 12500 0.29 39/ac 11 6 5 Neither 854 4017017002 848 W BEACH AV R-3 Medium Density 12500 0.29 39/ac 11 1 10 Neither 855 4017017028 849 N VICTOR AV R-3 Medium Density 12500 0.29 39/ac 11 5 6 Neither 856 4017017039 853 N VICTOR AV R-3 Medium Density 12500 0.29 39/ac 11 3 8 Neither 857 4016002019 908 N MARKET ST R-3 Medium Density 12500 0.29 39/ac 11 5 6 Neither 858 4017005020 909 N CEDAR ST R-3 Medium Density 12500 0.29 39/ac 11 6 5 Neither 859 4017007011 909 N INGLEWOOD AV R-3 Medium Density 12500 0.29 39/ac 11 3 8 Neither 860 4016002018 912 N MARKET ST R-3 Medium Density 12500 0.29 39/ac 11 4 7 Neither 861 4017005021 913 N CEDAR ST R-3 Medium Density 12500 0.29 39/ac 11 5 6 Neither 862 4016002016 916 N MARKET ST R-3 Medium Density 12500 0.29 39/ac 11 2 9 Neither 863 4017006009 922 N CEDAR ST R-3 Medium Density 12500 0.29 39/ac 11 4 7 Neither 864 4016002015 924 N MARKET ST R-3 Medium Density 12500 0.29 39/ac 11 1 10 Neither 865 4015022005 618 E FLORENCE AV R-3 Medium Density 12563 0.29 39/ac 11 1 10 Neither
Page 18 of 22 Inglewood Housing Element 2013-2021 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 866 4022022016 218 W SPRUCE AV R-3 Medium Density 12720 0.29 39/ac 12 2 10 Neither 867 4013013017 1058 E HYDE PARK BL R-3 Medium Density 12880 0.30 39/ac 12 6 6 Neither 868 4017010042 714 N INGLEWOOD AV R-3 Medium Density 13000 0.30 39/ac 12 5 7 Neither 869 4022020023 344 W HILLCREST BL R-3 Medium Density 13020 0.30 39/ac 12 2 10 Neither 870 4017025027 517 W HYDE PARK BL 0002R-3 Medium Density 13050 0.30 39/ac 12 4 8 Neither 871 4017025029 533 W HYDE PARK BL R-3 Medium Density 13050 0.30 39/ac 12 6 6 Neither 872 4017025013 538 W VENICE WY R-3 Medium Density 13050 0.30 39/ac 12 4 8 Neither 873 4017024026 615 W HYDE PARK BL R-3 Medium Density 13050 0.30 39/ac 12 5 7 Neither 874 4014023022 614 E HYDE PARK BL R-3 Medium Density 13160 0.30 39/ac 12 3 9 Neither 875 4030007010 10243 S CRENSHAW BL R-3 Medium Density 13260 0.30 39/ac 12 5 7 Neither 876 4014024010 580 E HYDE PARK PL R-3 Medium Density 13272 0.30 39/ac 12 2 10 Neither 877 4014025024 527 E HYDE PARK BL R-3 Medium Density 13299 0.31 39/ac 12 5 7 Neither 878 4024004001 801 S MYRTLE AV R-3 Medium Density 13386 0.31 39/ac 12 2 10 Neither 879 4021003012 128 N HILLCREST BL R-3 Medium Density 13400 0.31 39/ac 12 5 7 Neither 880 4021039006 1101 E LA PALMA DR R-3 Medium Density 13440 0.31 39/ac 12 5 7 Neither 881 4021039005 633 S OSAGE AV R-3 Medium Density 13440 0.31 39/ac 12 3 9 Neither 882 4022028013 730 S WALNUT ST R-3 Medium Density 13440 0.31 39/ac 12 1 11 Neither 883 4022028026 733 S GREVILLEA AV R-3 Medium Density 13440 0.31 39/ac 12 1 11 Neither 884 4021037009 802 E NUTWOOD ST R-3 Medium Density 13440 0.31 39/ac 12 7 5 Neither 885 4024005006 815 S FLOWER ST R-3 Medium Density 13440 0.31 39/ac 12 4 8 Neither 886 4025008012 8801 S CRENSHAW BL R-3 Medium Density 13440 0.31 39/ac 12 3 9 Neither 887 4017004029 511 W HILL ST R-3 Medium Density 13500 0.31 39/ac 12 1 11 Neither 888 4017020029 868 W GLENWAY DR R-3 Medium Density 13800 0.32 39/ac 13 5 8 Neither 889 4017020030 878 W GLENWAY DR R-3 Medium Density 13800 0.32 39/ac 13 4 9 Neither 890 4014031026 846 N CENTINELA AV R-3 Medium Density 13950 0.32 39/ac 13 6 7 Neither 891 4030007009 10235 S CRENSHAW BL R-3 Medium Density 14000 0.32 39/ac 13 5 8 Neither 892 4018009002 120 N ASH AV R-3 Medium Density 14000 0.32 39/ac 13 1 12 Neither 893 4017024012 622 W VENICE WY R-3 Medium Density 14355 0.33 39/ac 13 3 10 Neither 894 4021032027 124 E SPRUCE AV R-3 Medium Density 14400 0.33 39/ac 13 5 8 Neither 895 4021043008 725 S OSAGE AV R-3 Medium Density 14400 0.33 39/ac 13 5 8 Neither 896 4015004010 421 E HAZEL ST R-3 Medium Density 14508 0.33 39/ac 13 1 12 Neither 897 4021020020 610 S GREVILLEA AV R-3 Medium Density 14760 0.34 39/ac 13 3 10 Neither 898 4017-025- 716-720 BEACH ST. R-3 Medium Density 14810 0.34 39/ac 13 0 13 Neither 899 4014024009902 4017- 578 E HYDE PARK PL R-3 Medium Density 14952 0.34 39/ac 14 2 12 Neither 900 4017013030 806 N ACACIA ST R-3 Medium Density 14976 0.34 39/ac 14 2 12 Neither 901 4017021014 811 N AUSTIN AV R-3 Medium Density 14980 0.34 39/ac 14 8 6 Neither 902 4017007006 933 N INGLEWOOD AV R-3 Medium Density 15000 0.34 39/ac 14 8 6 Neither 903 4017019033 869 W GLENWAY DR R-3 Medium Density 15100 0.35 39/ac 14 7 7 Neither 904 4017020027 858 W GLENWAY DR R-3 Medium Density 15180 0.35 39/ac 14 3 11 Neither 905 4016001016 831 N CENTINELA AV R-3 Medium Density 15360 0.35 39/ac 14 4 10 Neither 906 4014025021 521 E HYDE PARK BL R-3 Medium Density 15531 0.36 39/ac 14 7 7 Neither 907 4013002003 1108 E FAIRVIEW BL R-3 Medium Density 15600 0.36 39/ac 14 6 8 Neither 908 4017025010 527 W HYDE PARK BL R-3 Medium Density 15660 0.36 39/ac 14 5 9 Neither 909 4016010005 704 N MARKET ST R-3 Medium Density 15678 0.36 39/ac 14 4 10 Neither 910 4017019032 861 W GLENWAY DR 0001R-3 Medium Density 15900 0.37 39/ac 14 10 4 Neither 911 4020014018 503 S FIR AV R-3 Medium Density 16000 0.37 39/ac 15 5 10 Neither 912 4020014010 508 S EUCALYPTUS AV R-3 Medium Density 16000 0.37 39/ac 15 1 14 Neither 913 4022022017 222 W SPRUCE AV R-3 Medium Density 16188 0.37 39/ac 15 1 14 Neither
Inglewood Housing Element 2013-2021 Page 19 of 22 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 914 4013031022 1020 N PARK AV R-3 Medium Density 16224 0.37 39/ac 15 2 13 Neither 915 4036014044 10010 S BURIN AV R-3 Medium Density 16440 0.38 39/ac 15 1 14 Neither 916 4017019085 871 W GLENWAY DR R-3 Medium Density 16750 0.38 39/ac 15 7 8 Neither 917 4014025029 517 E HYDE PARK BL R-3 Medium Density 17019 0.39 39/ac 15 11 4 Neither 918 4017012004 815 N ACACIA ST R-3 Medium Density 17160 0.39 39/ac 16 7 9 Neither 919 4021042023 1016 E LA PALMA DR R-3 Medium Density 17325 0.40 39/ac 15 11 4 Neither 920 4015003038 515 E STEPNEY ST R-3 Medium Density 17398 0.40 39/ac 16 6 10 Neither 921 4015009007 400 N CENTINELA AV R-3 Medium Density 17850 0.41 39/ac 16 1 15 Neither 922 4024040026 511 E 99TH ST R-3 Medium Density 17900 0.41 39/ac 16 1 15 Neither 923 4024039038 526 E 99TH ST R-3 Medium Density 17900 0.41 39/ac 16 1 15 Neither 924 4024039010 530 E 99TH ST R-3 Medium Density 17900 0.41 39/ac 16 4 12 Neither 925 4024044003 610 E 99TH ST R-3 Medium Density 17900 0.41 39/ac 16 9 7 Neither 926 4024043019 625 E 99TH ST R-3 Medium Density 17900 0.41 39/ac 16 12 4 Neither 927 4015023012 550 E FLORENCE AV R-3 Medium Density 18295 0.42 39/ac 17 1 16 Neither 928 4017002026 6924 S LA CIENEGA BL R-3 Medium Density 18375 0.42 39/ac 17 3 14 Neither 929 4017005023 921 N CEDAR ST R-3 Medium Density 18748 0.43 39/ac 17 12 5 Neither 930 4017010043 221 W HYDE PARK BL R-3 Medium Density 18750 0.43 39/ac 17 4 13 Neither 931 4024005018 812 S MYRTLE AV R-3 Medium Density 19200 0.44 39/ac 17 11 6 Neither 932 4016001015 821 N CENTINELA AV R-3 Medium Density 19200 0.44 39/ac 17 10 7 Neither 933 4025017004 3200 W 99TH ST R-3 Medium Density 19370 0.44 39/ac 18 5 13 Neither 934 4025017003 3216 W 99TH ST R-3 Medium Density 19370 0.44 39/ac 18 5 13 Neither 935 4024006017 832 S FLOWER ST R-3 Medium Density 19392 0.45 39/ac 18 3 15 Neither 937 4017018006 814 N VICTOR AV R-3 Medium Density 20000 0.46 39/ac 18 16 2 Neither 936 4017 018 814 N. VICTOR AVE. R-3 Medium Density 20000 0.46 39/ac 18 16 2 Neither 938 4024040027006 501 E 99TH ST R-3 Medium Density 21122 0.48 39/ac 19 5 14 Neither 939 4025017001 3232 W 99TH ST R-3 Medium Density 21190 0.49 39/ac 19 5 14 Neither 940 4011 028 8302 S. CRENSHAW R-3 Medium Density 21780 0.50 39/ac 19 16 3 Neither 941 4021034028027 901BLVD. E LA PALMA DR 0016R-3 Medium Density 23000 0.53 39/ac 21 15 6 Neither 942 4020016025 232 W OLIVE ST R-3 Medium Density 24390 0.56 39/ac 22 15 7 Neither 943 4020017018 231 W OLIVE ST R-3 Medium Density 24910 0.57 39/ac 23 15 8 Neither 944 4017005038 946 W BEACH AV R-3 Medium Density 25000 0.57 39/ac 23 18 5 Neither 945 4017028023 608 W HYDE PARK BL R-3 Medium Density 25950 0.60 39/ac 24 17 7 Neither 946 4024043003 618 E 97TH ST R-3 Medium Density 26850 0.62 39/ac 24 16 8 Neither 947 4016027021 250 E IVY AV R-3 Medium Density 28175 0.65 39/ac 26 14 12 Neither 948 4017011010 817 N INGLEWOOD AV R-3 Medium Density 30000 0.69 39/ac 27 18 9 Neither 949 4024017030 933 S LARCH ST R-3 Medium Density 32074 0.74 39/ac 29 16 13 Neither 950 4017025033 521 W HYDE PARK BL R-3 Medium Density 34974 0.80 39/ac 32 17 15 Neither 951 4016018008 621 N MARKET ST R-3 Medium Density 55920 1.28 39/ac 51 29 22 Neither 952 4017026016 709 N INGLEWOOD AV R-3 Medium Density 64750 1.49 39/ac 59 52 7 Neither 953 4017024031 630 W VENICE WY R-3 Medium Density 87696 2.01 39/ac 80 58 22 Neither 954 4017023026 702 W VENICE WY R-3 Medium Density 94221 2.16 39/ac 86 47 39 Neither 955 4020006030 303 W REGENT ST R-4 Medium Density 6960 0.16 34/ac 6 1 5 Neither 956 4020006010 321 W REGENT ST R-4 Medium Density 7310 0.17 34/ac 7 1 6 Neither 957 4020008032 108 S INGLEWOOD AV R-4 Medium Density 7500 0.17 34/ac 6 1 5 Neither 958 4020008016 114 S INGLEWOOD AV R-4 Medium Density 7500 0.17 34/ac 6 1 5 Neither 959 4020019031 122 N EUCALYPTUS AV R-4 Medium Density 7500 0.17 34/ac 6 1 5 Neither 960 4018009006 633 W QUEEN ST R-4 Medium Density 7500 0.17 34/ac 6 1 5 Neither 961 4020002006 416 W QUEEN ST R-4 Medium Density 7680 0.18 34/ac 6 1 5 Neither
Page 20 of 22 Inglewood Housing Element 2013-2021 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 962 4020002008 424 W QUEEN ST R-4 Medium Density 7680 0.18 34/ac 6 1 5 Neither 963 4020002010 432 W QUEEN ST R-4 Medium Density 7680 0.18 34/ac 6 1 5 Neither 964 4018007007 507 W REGENT ST R-4 Medium Density 7750 0.18 34/ac 6 2 4 Neither 965 4018007008 509 W REGENT ST R-4 Medium Density 7750 0.18 34/ac 6 1 5 Neither 966 4018009014 111 N OAK ST R-4 Medium Density 7767 0.18 34/ac 6 1 5 Neither 967 4020002012 444 W QUEEN ST R-4 Medium Density 7840 0.18 34/ac 6 1 5 Neither 968 4020019008 113 N FIR AV R-4 Medium Density 8000 0.18 34/ac 6 2 4 Neither 969 4020018004 115 S FIR AV R-4 Medium Density 8000 0.18 34/ac 6 1 5 Neither 970 4020019011 123 N FIR AV R-4 Medium Density 8000 0.18 34/ac 6 1 5 Neither 971 4020019030 126 N EUCALYPTUS AV R-4 Medium Density 8000 0.18 34/ac 6 1 5 Neither 972 4020007024 308 W REGENT ST R-4 Medium Density 8040 0.18 34/ac 6 2 4 Neither 973 4020006011 325 W REGENT ST R-4 Medium Density 8500 0.20 34/ac 7 1 6 Neither 974 4020006012 329 W REGENT ST R-4 Medium Density 8500 0.20 34/ac 7 1 6 Neither 975 4020018019 228 W QUEEN ST R-4 Medium Density 8750 0.20 34/ac 7 1 6 Neither 976 4020018026 230 W QUEEN ST R-4 Medium Density 8750 0.20 34/ac 7 1 6 Neither 977 4018012020 107 S ASH AV R-4 Medium Density 9000 0.21 34/ac 7 1 6 Neither 978 4018010015 537 W QUEEN ST R-4 Medium Density 9240 0.21 34/ac 7 1 6 Neither 979 4020019012 201 W QUEEN ST R-4 Medium Density 9540 0.22 34/ac 8 3 5 Neither 980 4020007034 320 W REGENT ST R-4 Medium Density 9933 0.23 34/ac 8 2 6 Neither 981 4018012009 640 W QUEEN ST R-4 Medium Density 10560 0.24 34/ac 8 4 4 Neither 982 4018009019 135 N OAK ST R-4 Medium Density 11040 0.25 34/ac 9 3 6 Neither 983 4020019010 213 W QUEEN ST R-4 Medium Density 11550 0.27 34/ac 9 5 4 Neither 984 4020019015 219 W QUEEN ST R-4 Medium Density 11550 0.27 34/ac 9 5 4 Neither 985 4020019023 230 W REGENT ST 0002 R-4 Medium Density 11550 0.27 34/ac 9 1 8 Neither 986 4020007033 315 W QUEEN ST R-4 Medium Density 11550 0.27 34/ac 9 4 5 Neither 987 4020007013 330 W REGENT ST R-4 Medium Density 11550 0.27 34/ac 9 4 5 Neither 988 4018010033 514 W REGENT ST R-4 Medium Density 11550 0.27 34/ac 9 1 8 Neither 989 4018010032 516 W REGENT ST R-4 Medium Density 11550 0.27 34/ac 9 3 6 Neither 990 4018009015 601 W QUEEN ST R-4 Medium Density 11780 0.27 34/ac 9 1 8 Neither 991 4020020019 229 W REGENT ST R-4 Medium Density 12600 0.29 54/ac 16 11 5 Neither 992 4018010013 529 W QUEEN ST R-4 Medium Density 12705 0.29 54/ac 16 1 15 Neither 993 4018011001 544 W QUEEN ST R-4 Medium Density 14000 0.32 54/ac 18 1 17 Neither 994 4020019022 226 W REGENT ST R-4 Medium Density 15015 0.34 54/ac 19 8 11 Neither 995 4018011029 500 W QUEEN ST R-4 Medium Density 17500 0.40 54/ac 22 16 6 Neither 996 4020019016 223 W QUEEN ST R-4 Medium Density 18480 0.42 54/ac 23 18 5 Neither 997 4020004014 425 W REGENT ST R-4 Medium Density 18600 0.43 54/ac 23 18 5 Neither 998 4020020016 235 W REGENT ST R-4 Medium Density 19360 0.44 54/ac 24 14 10 Neither 999 4020007023 316 W REGENT ST R-4 Medium Density 23100 0.53 54/ac 29 20 9 Neither 1000 4020008029 302 W QUEEN ST R-4 Medium Density 27000 0.62 54/ac 34 23 11 Neither 1001 4024-042- 708 EAST HARDY ST. R-M Medical/Residential 8950 0.21 31/ac 6 0 6 Neither 1002 4021001032010 645 E AERICK ST R-M Medium Density 10125 0.23 31/ac 7 1 6 Neither 1003 4024010014 923 S OSAGE AV R-M Medium Density 10530 0.24 31/ac 8 1 7 Neither 1004 4021001020 664 E REGENT ST R-M Medium Density 12150 0.28 39/ac 11 1 10 Neither 1005 4024011029 1027 S OSAGE AV R-M Medium Density 12166 0.28 39/ac 11 1 10 Neither 1006 4024012014 912 S MYRTLE AV R-M Medical/Residential 12168 0.28 39/ac 11 3 8 Neither 1007 4015022029 433 N PRAIRIE AV R-M Medical/Residential 12330 0.28 39/ac 11 1 10 Neither 1008 4021001045 133 N PRAIRIE AV R-M Medium Density 12556 0.29 39/ac 11 1 10 Neither 1009 4024011026 1043 S OSAGE AV R-M Medium Density 12560 0.29 39/ac 11 2 9 Neither
Inglewood Housing Element 2013-2021 Page 21 of 22 Appendix G 7| Appendices
Parcel Size (Sq.Ft.) APN or Realistic Existing Number Infrastructure/ Based on Allowed No. Tract/ Parcel Address Zone GP Designation Acres Unit # of of New Environmental LACo Density Nos. Capacity Units Units Constraints Assessor Maps 1010 4024010005 624 E ARBOR VITAE ST R-M Medical/Residential 13188 0.30 39/ac 12 5 7 Neither 1011 4024016025 1027 S MYRTLE AV R-M Medical/Residential 13338 0.31 39/ac 12 6 6 Neither 1012 4021004040 101 S PRAIRIE AV R-M Medium Density 13728 0.32 39/ac 12 1 11 Neither 1013 4024010016 937 S OSAGE AV R-M Medium Density 15678 0.36 39/ac 14 1 13 Neither 1014 4024042034 636 E HARDY ST R-M Medium Density 17900 0.41 39/ac 16 4 12 Neither 1015 4021001046 633 E AERICK ST R-M Medium Density 20250 0.46 39/ac 18 1 17 Neither 1016 4021001047 644 E REGENT ST R-M Medium Density 20250 0.46 39/ac 18 1 17 Neither TOTAL 4547
Page 22 of 22 Inglewood Housing Element 2013-2021 Appendix G APPENDIX H: CITY COUNCIL RESOLUTION AND HCD CERTIFICATION
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CITY COUNCIL RESOLUTION AND HCD CERTIFICATION
Inglewood Housing Element 2013‐2021 Page 1 of 5 Appendix H 7|Appendices
Page 2 of 5 Inglewood Housing Element 2013‐2021 Appendix H 7|Appendices
Inglewood Housing Element 2013‐2021 Page 3 of 5 Appendix H 7|Appendices
Page 4 of 5 Inglewood Housing Element 2013‐2021 Appendix H 7|Appendices
Inglewood Housing Element 2013‐2021 Page 5 of 5 Appendix H
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APPENDIX I: GRAPHICAL ANALYSIS OF AVAILABLE SITES
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Appendix Appendix I Inglewood Element2013-Housing SITE #1 8205 Crenshaw Blvd. 4011-021-901 Size: 0.53 acres
Land Use Considerations General Plan: Commercial Residential Zoning: R-3 (Multiple Family Residential) Existing Use: Vacant Pending Development: 9 townhomes
2021 Development Potential: 9 du
Infrastructure Considerations 2020 Projected Water Capacity: adequate 2020 Projected Sewer Capacity: adequate
Environmental Considerations Noise: Close to potential noise sources; mitigation required by CalGreen Code Flooding: n/a Biotic Resources: n/a Slope: Flat (less than 5%)
Notes: Existing Condition: Housing project proposed subject to enforceable obligation for Redevelopment funds.
7| Appendices Page 10 of1
City of Inglewood 2013-2021 Housing Inventory Page 10 of2 SITE #2 7| Appendices 921 Edgewood St. 4016-002-026 Size: 0.51 acres
Land Use Considerations General Plan: Commercial Residential Zoning: R-3 (Multiple Family Residential) Existing Use: Vacant Convalescent Home Pending Development: 15 units/adaptive reuse Development Potential: 20 du
Infrastructure Considerations 2020 Projected Water Capacity: adequate 2020 Projected Sewer Capacity: adequate
Environmental Considerations Noise: Close to potential noise sources;
Inglewood HousingElement2013- mitigation required by CalGreen Code Flooding: n/a Biotic Resources: n/a Slope: Flat (less than 5%)
Notes: Privately owned Appendix Appendix I
2021 City of Inglewood 2013-2021 Housing Inventory Appendix Appendix I Inglewood Element2013-Housing SITE #3 Lime St. x Eucalyptus 4020-014-010, -020, -021 Size: 0.73 acres
Land Use Considerations General Plan: Medium Density Zoning: R-3 (Multiple Family Residential) Existing Use: Vacant Pending Development: n/a
2021 Development Potential: 29 du
Infrastructure Considerations 2020 Projected Water Capacity: adequate 2020 Projected Sewer Capacity: adequate
Environmental Considerations Noise: Close to potential noise sources; mitigation required by CalGreen Code Flooding: n/a Biotic Resources: n/a Slope: Flat (less than 5%)
Notes: Privately owned 7| Appendices Page 10 of3
City of Inglewood 2013-2021 Housing Inventory Page 10 of4 SITE #4 7| Appendices Florence Ave. x La Brea Ave. 4015-028-900 thru -909 Size: 2.69 acres
Land Use Considerations General Plan: Commercial Residential Zoning: C-1 (Limited Commercial) Existing Use: vacant with a small parking lot Pending Development: n/a Development Potential: 148 du
Infrastructure Considerations 2020 Projected Water Capacity: 2020 Projected Sewer Capacity: adequate
Environmental Considerations Noise: Close to potential noise sources; mitigation required by CalGreen Code
Inglewood HousingElement2013- Flooding: n/a Biotic Resources: n/a Slope: Flat (less than 5%)
Notes: Planned Assembly Development (PAD) required, owned by former Redevelopment Agency therefore will be sold as directed by state. Appendix Appendix I
2021 City of Inglewood 2013-2021 Housing Inventory Appendix Appendix I Inglewood Element2013-Housing SITE #5 139/140 N. Market St. 4021-008-914, 4021-008-904/906 Size: 0.88 acres 2021
Land Use Considerations Environmental Considerations General Plan: Commercial Residential Noise: Close to potential noise sources; mitigation required by Zoning: C-1 (Limited Commercial) CalGreen Code Existing Use: Vacant Flooding: n/a Pending Development: n/a Biotic Resources: n/a Development Potential: 48 du Slope: Flat (less than 5%)
Infrastructure Considerations Notes: For a residential use, both parcels must be developed
2020 Projected Water Capacity:______together under a Planned Assembly Development (PAD), owned 7| Appendices Page 10 of5 2020 Projected Sewer Capacity: adequate by former Redev. Agency therefore must be sold as directed by state. City of Inglewood 2013-2021 Housing Inventory
Page 10 of6 SITE #6 7| Appendices 6701-6713 West Blvd. 4013-006-014/015 Size: 0.53 acres
Land Use Considerations General Plan: Low Medium Zoning: R-3 (Multiple Family) Existing Use: vacant Pending Development: n/a Development Potential: 20 du
Infrastructure Considerations 2020 Projected Water Capacity: adequate 2020 Projected Sewer Capacity: adequate
Environmental Considerations Noise: Close to potential noise sources; mitigation required by CalGreen Code
Inglewood HousingElement2013- Flooding: n/a Biotic Resources: n/a Slope: Flat (less than 5%)
Notes: Privately owned Appendix Appendix I
2021 City of Inglewood 2013-2021 Housing Inventory Appendix Appendix I Inglewood Element2013-Housing SITE #7 100 E. Nutwood Ave. 4021-015-018 Size: 0.69 acres
Land Use Considerations General Plan: Commercial-Residential Zoning: C-1 (Limited Commercial) Existing Use: Office Building (occupied) Pending Development: Affordable Housing Development Potential: 67 du (PAD) 2021
Infrastructure Considerations 2020 Projected Water Capacity: 2020 Projected Sewer Capacity: adequate
Environmental Considerations Noise: Close to potential noise sources; mitigation required by CalGreen Code Flooding: n/a Biotic Resources: n/a Slope: Flat (less than 5%)
Notes: •Owned by Abode Housing Development Corporation. •Planned Assembly Development (PAD) required.
•Housing development subject to 7| Appendices
Page 10 of7 enforceable obligation for Redev. funds. City of Inglewood 2013-2021 Housing Inventory Page 10 of8 SITE #8 7| Appendices 716 W. Beach Ave. 4017-025-902, -903 Size: 0.34 acres
Land Use Considerations General Plan: Medium Density Zoning: R-3 (Multiple Family Residential) Existing Use: vacant Pending Development: 8 condos Development Potential: 13 du
Infrastructure Considerations 2020 Projected Water Capacity: adequate 2020 Projected Sewer Capacity: adequate
Environmental Considerations Noise: Close to potential noise sources; mitigation required by CalGreen Code
Inglewood HousingElement2013- Flooding: n/a Biotic Resources: n/a Slope: Flat (less than 5%)
Notes: Housing development subject to enforceable obligation for Redevelopment funds Appendix Appendix I
2021 City of Inglewood 2013-2021 Housing Inventory Appendix Appendix I Inglewood Element2013-Housing SITE #9 333 N. Prairie Ave 4015-024-020 Size: 17.22 acres
Land Use Considerations General Plan: Hospital-Medical/Residential Zoning: R-M (Residential-Medical) Existing Use: Inactive medical buildings Pending Development: none
2021 Development Potential: 671 du
Infrastructure Considerations 2020 Projected Water Capacity: adequate 2020 Projected Sewer Capacity: adequate
Environmental Considerations Noise: Close to potential noise sources; mitigation required by CalGreen Code Flooding: n/a Biotic Resources: n/a Slope: Flat (less than 5%)
Notes: Privately owned 7| Appendices Page 10 of9
City of Inglewood 2013-2021 Housing Inventory Page 10of 10 SITE #10 7| Appendices 1050 S. Prairie Avenue (Hollywood Park) TTR 69906 Size: 234 acres
Land Use Considerations General Plan: Major Mixed Use Zoning: HPSP (Hollywood Park Specific Plan) Existing Use: Horse Racetrack and Casino Pending Development: Mixed Use Development Potential: 2,995 du
Infrastructure Considerations 2020 Projected Water Capacity: adequate with improvements conditioned by EIR 2020 Projected Sewer Capacity: adequate
Environmental Considerations Noise: Close to potential noise sources;
Inglewood HousingElement2013- mitigation required by CalGreen Code Flooding: n/a Biotic Resources: n/a Slope: Flat (less than 5%)
Notes: Existing Condition: Privately owned; Owner/developer moving forward with implementing the HP specific plan. Appendix Appendix I
2021 City of Inglewood 2013-2021 Housing Inventory